The essence of what we learned was that it was MUCH more realistic to fight the battle to build a new ADU than it was to try to get one to conform to new, ever-evolving, standards.  

I would definitely do my due dillgence on the property to see if conforms to FHA guides, definitely not a task for a newer loan officer.

Non-conforming, run-down with potential, conversions, etc.  

So I bought a duplex with a friend in Casper WY a while back this past year, which is actually a non-conforming because it also has a finished basement.

Made me understand that conformity was no less of a death sentence then a trip to the electric chair....

I am always amazed at what some broker and agents will agree to in a listing agreement.If you stand for nothing you will fall for anything.You have all different types of listing agreements in states from open listings to exclusive rights to sell.I ONLY do exclusive rights to sell.I control the property and will not put time into a seller that wants my full attention but will not commit to me.A business relationship that is fair to both parties is a two way street.How long a property takes to sell will depend on the asset class and size of the deal.There are average times on the market until closing depending on this.So to give a blanket 30,60 day period doesn't work for all listings.For example some higher end homes take on average 9 to 12 months to sell.Putting these types of listings into magazines can run into the thousands.I have seen sellers tell the broker /agent to spend all this money only to change their minds and not sell etc.In our contracts we have a protection period.So if I put in an exclusive agreement a 6 month listing period I will usually have a 60 day protection period.This means if you list with another broker I am not protected but if you don't you will still owe me a commission.This keeps unruly sellers from me showing them a buyer and trying to let the listing period expire to avoid a commission and calling the buyer back.In Georgia on commercial properties if I am a broker which I ma I can lien a property to stop a sale from happening.I have never had to do it but will enforce it in a heart beat.I provide a service and I will be paid.I bring this up at listings presentations.I let them know what will happen if they try not to play fair and nice.I will give them the same respect they will give me but will not be taken advantage of.On costs with the listing there are regular marketing items I do for each listing.If they want something expensive or special then what I do is this.I tell them to pay for the service and keep the receipt to give to me.They have to be validated receipts with conformation of payments I can verify.The when it sells I will give a credit off my commission at closing.This way if they pull the listing early and don't give me the chance to fully market it they will have skin in the game and it will be painful for them as well.If it's just my money they wouldn't give a crap that I lost 5k.When it's their money they think long and hard about spending it.I have friends that have sold luxury high end homes for over 20 years and this is how they do things to not lose money.The seller will also think harder about the list price because if they pay for this extra marketing and it is overpriced they may never see that money again.I use this system and it works.You teach people how to treat you.If you want a profitable business you have to run it a certain way to protect the bottom line.If the seller will not conform I say NEXT !

Consumer mortgage loans to investors can be sold to Fannie and Freddie if they "conform" to the Fannie/Freddie guidelines.If the GSE discovers that the primary borrower does not own the property securing the loan, but rather some business entity, the GSE can force the original lender to repurchase the loan.

Probably your best bet would be small local banks and credit unions and try and drill down to someone there in the commercial or non-traditional real estate lending department (not the Freddie/Fannie conforming loan folks).

This little 12x36 432sf thing MH is legal non conforming and should it be entirely removed and replaced by a new one it would have to then be code compliant and installed according to the current set back requirements which would require that we reduce the size to a 12 x34 which most MH factories won't provide as a HUD home.

You may also treat it as three separate exchanges and use the proceeds to purchase one larger asset as long as you conform to the timelines of the 1031s.