This is not how construction loans work, the bank would not invest in half the work, the loan must include the preparation of the land, including private well and septic if it's rural enough, plus the house and the placement and security of the manufactured home, and anything else required to make the home livable by the standards of the local permitting authority. Plus the land itself, if that is not already owned outright, which op clearly does not own the land. It sounds more like she is applying for a lot loan. And if she doesn't have verifiable income to pay for the loan, insurance, and taxes, no way is she getting approved for a loan, no matter how much money she may have in "gifts". I call bs on op.