@Robert KentosI would go with a commercial loan obviously. 1st colonial community bank and American Heritage Federal Credit Union we’re both good.

@Anand S. everything that was already said PLUS (something to keep in mind AND continue to watch as government policy changes) is the unskilled / semi-skilled labor supply.

Vermont Federal is offering 4.375% on 15-year, and 4.875% on 30-year, both with no points.

Btw, I close in all states as we are federally chartedCheers

Manufactured homes are commonly called "HUD Code homes" because the building code is federal in standard and is performance based, while Modular homes are built to state building codes.With both Modular and Manufactured homes, there are varying standard of quality.

I seriously doubt that a state like California would mandate a disclosure that violates federal Fair Housing laws, and I have seen no specific citation to any HUD or Fair Housing regulations to the effect that "quiet" is violative of fair housing rules.

Knowing what a local government stance is regarding property ownership may limit what you have in mind or may not even allow it or they may place you on a time line that will not work for you. etc. etc. 

I know many say it’s too much of a hassle but I was an on-site leasing agent before for a 12 floor apartment building across from a large college so I have had SOME experience with it.I’m currently a single federal employee hoping to cut some expenses and do more in real estate.

Father's removal will be a gift to daughter for federal tax purposes and a gift-tax return will need to be filed, and unused lifetime credit will be reduced, or, if already all used, gift tax must be paid. 

@Sarah Buchanan see even there you have a difference between the appraiser and the local government.