Hi, Danny,

Maybe this article will help you.

https://www.howtobuildyourownhome.com/blog/how-to-get-an-owner-builder-construction-loan

I don’t blame your bank one bit. At the top of your budget and unable to afford more, with an amateur at the helm, is 100% a recipe for foreclosure. No bank wants to foreclose and end up with someone’s unsellable half built white elephant.

You don’t have enough savings to start this project. Much less to finish it. That is what your bank is telling you here. And its what any other bank will tell you. Costs just went up again, during this post. You're already out of money. Stop the insanity before you lose it all.

Hi, Danny,

Your modular supplier may have run into similar limitations in the past. I suggest you give them a call and get their recommendations.

Danny:

You're a "onesie" and every sub you hire knows it. You'll have virtually no leverage over any of them and in this economy, leverage over subs is incredibly valuable.

Being a GC isn't just picking subs will-nilly. The value a GC brings for his 10-18% is the working relationship he has established from previous work and the promise of future work with subs. You do not have this and you can't get it. You may think you're GCing, but you're not; you haven't brought yourself value.