HML just went to private money to give the allusion that you are going to find some rich doctor that is going to lend you money at 5%. private money  hard money is quite competitive these days.. you can plan on 2 to 4 points up front at close and 10 to 15% interest  plus junk fees and rehab draw fees appraisal fees etc etc. some of the larger national lenders have their pricing very well spelled out on their websites you may want to get a baseline from themKiaviLima one Lending oneetc etc..

Do they require anything special that a normal home wouldn't need?

I recently bought 3 acres of land with the intention of creating a mobile home park.

I was able to save a good amount of money and purchase a 3 bedroom 2 bath mobile home on an acre of land all cash, that property generates $875 a month, no mortgage or HOA fees.

There is also a True Portfolio program where you can buy a Second Home with only 10% down and can have a back end DTI of up to 49%.Best to have a conversation and go over all options than to take one lenders turn down.

I havnt found them to be any more ethical, or unethical than any other large home builder.

I'm looking at finance options to purchase an entitled lot in Truckee, CA and build a SF modular home on it as an investment.

I agree w/ @Nicholas L.Don't try to hit a home run on your first swing.

Does anybody have any insight on there current margins for starter home specs? 

I am trying to decide if this is a worthwhile endeavor.From what I have read, the main benefit is early access to MLS for purchasing homes and saving on commission costs while selling homes.This leads to two questions: - Is simply having early access to new listings worth $600, or is it only worthwhile if I plan on flipping and selling a property on my own?