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Modular Home Financing

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Prefab Home Financing

Get your new modular home financed today. If you are in the middle of a home remodel and you’re thinking of a modular home, or even a pole barn structure, Acorn Finance can get you the money you need.

No matter your credit score, if you want to secure modular home financing in California, Texas, Georgia, or anywhere across the U.S., Acorn Finance will provide pre-qualified loans in seconds to get funds quickly. Easily sort all the modular home loan offers by what matters to you: interest rate, payment amount, length of the loan term.

Never impact your credit score when comparing rates between our network of trusted partners. 100% online, customer-friendly process is designed to help you find affordable payment options with lenders that can quickly finance a modular home you want to build.

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Financing for Modular Prefab Homes at Acorn Finance

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Modular Home Loan Options

Financing options are available for site-built homes and modular homes. Did you know that you can even get tiny home financing from Acorn Finance? Similar to a site-built home, modular homes should appreciate in value over time making them a smart investment. Modular home reputations have come a long way in recent years. Their reputation has transformed from cheap and low quality housing to an energy efficient and more affordable way to obtain your dream home. Keep reading to learn more about modular homes and modular home financing.

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What is a modular home?

Modular homes are created in a factory setting on an assembly line. During production the same high quality materials used to build site-built homes are used to build modular homes. Most factories that produce modular homes have high quality control standards. Modular homes are placed on permanent foundations setting them apart from manufactured homes. Manufactured homes or trailers are typically built on a steel chassis with wheels attached.

Are modular homes worth financing?

Modular homes can save you money in the short and long term. Modular homes can have a shorter build time and are usually much more energy efficient. In addition, modular homes can look just as attractive as site-built homes. To the untrained eye, an individual may not even be able to differentiate a modular home from a site-built home. As a result, modular homes are worth buying for most people.

What are the pros & cons of modular homes?

Before deciding whether to purchase a modular home or not, you should compare the pros and cons. While the pros can outweigh the cons, it's important to be aware of the cons before purchasing a modular home.


#1. High quality & energy efficient

Due to strict standards and regulated factory quality control standards modular homes can be higher quality than site-built homes in some cases. In addition, modular homes are designed to be much more energy efficient, offering a long term savings. There is less room for error when building a modular home compared to building a site-built home. As a result, you can unlock the key to your dream home without the hassle by purchasing a modular home.

#2. Quick construction time

Modular homes usually have fewer obstacles than site-built homes during the construction process. This means the construction process can be cheaper, easier, and faster. If you are in a time crunch to transition to a new living space you should consider building a modular home.

#3. Cheaper

Modular homes can be up to 15% cheaper than a site-built home. In areas with higher real estate costs the average savings can increase. In addition, if you need your modular home placed near the manufacturing center you can save even more. If the manufacturer only has to transport the modular home a short distance they may offer you a discount or incentive. Modular homes can also offer long-term savings in the form of less maintenance and lower operating costs.

#4. More financing options

In some cases buyers can have more financing options for purchasing a modular home. In addition to using online lenders, banks, credit unions, and other traditional lenders you may also be able to finance your modular home through the manufacturer. However, being a pre-approved buyer using an outside lender can give you more negotiating power with the manufacturer. Using an online lender can be one of the fastest and easiest ways to score a low interest rate on modular home financing.

#5. No home inspections

Unlike site-built homes, modular homes are inspected at the factory. This means there can be less hold ups during the lending/funding process. It can also mean less surprises. Once your home arrives and is placed on the foundation, it's ready for you to move in!


#1. Lack of customization

While you can choose from a variety of configurations of modular homes, in most cases it's challenging to customize them. If you are building a site-built home builders can pretty much deliver any design feature or floorplan you want. However, modular home manufacturers are not quite as flexible.

#2. Cost of land

The purchase price of a modular home can be much less than a site-built home. However, you will still need a piece of land to put your home on. When selecting land to put your modular home on, you should keep in mind what it will cost to develop the land to make it suitable for your new home. Is there town sewer available? Is the land flat and ready to be built on? It's important to select the right piece of land to keep your cost down.

#3. Complicated resale process

If you invest in a quality modular home installed properly, you should enjoy home value appreciation and a smooth sale process. However, many buyers may not realize your home is a modular home based on online representation. This can be a setback when they go on a live tour. If you need to sell your modular home you should use an experienced real estate agent that can help you find the right buyer while getting top-dollar.

Can you get a loan for modular homes?

Yes, you can finance a modular home. Modular homes can even qualify for an FHA loan.

Do banks finance modular homes?

Yes, most banks, mortgage companies and online lenders offer loans for modular homes.

Can you buy a modular home with an FHA loan?

Since modular homes are built on permanent foundations they can qualify for FHA loans.

How long can you finance a modular home?

Terms for modular homes and lots can be available for up to 30 years.

Is it easy to get modular home financing?

In some ways yes it can be easier to qualify for a modular home loan. FHA loans can offer some of the lowest credit score and down payment requirements. Modular homes are required to meet the same local building codes as site-built homes.

How much of a down payment do I need for a modular home?

The down payment needed for a modular home depends on the type of financing you use. If you use an FHA loan you may be able to finance a modular home with as little as 3.5% down. However, if you use a standard construction loan to permanent mortgage you will likely need 20% down. Lenders have more risk with a construction to permanent mortgage loan. While borrowers need to submit construction plans, a lot can happen during the construction phase. Projects can be delayed or go over budget. If projects change, the original valuation may change. A lender may end up loaning more than they should because projected values can change. As a result lenders typically want more money down for construction loans to permanent mortgages.

Let's say you have no down payment but want to purchase a modular home. You may still be able to do so using a personal loan. While you may qualify for a personal loan up to $100,000, which may be enough money to purchase a modular home, you'll want to make sure you can cover the monthly payment. Although personal loans can offer competitive interest rates compared to other unsecured loan options, the rates will likely be higher compared to secured loans or a mortgage. However, if you are in a pinch, you may want to consider a personal loan for modular home financing.

Is it hard to get financing for a modular home?

Financing a modular home may be more difficult than financing a traditional home. Fewer lenders may offer financing for modular homes. Therefore, right off the bat, you may have limited options. In addition, if you need to purchase land and build a modular home, you may need to use two different loans. Construction loans may not cover the cost of the land. Modular home loans are less common than traditional home loans, therefore, some lenders may not be familiar with them. If you are searching for a modular home loan you should find a lender that specializes in them.

On the positive side, first-time buyers may have an easier time financing a modular home than a traditional home. Since modular homes usually cost less than a traditional home, the loan should require less of a down payment. In order for a modular home to qualify for an FHA loan it must meet the minimum property standards set by the U.S. department of Housing and Urban Development. These standards include that it must be on a secured foundation and is only for owner-occupied use. In addition, it must be built after 1976 and be 400 square feet at the minimum.

Which is better: modular or manufactured home?

Before we get into which option is better, let's start by making it clear that modular and manufactured homes are required to follow different building codes. Modular homes are required to follow local state and regional building codes. Manufactured homes are required to follow federal code. Modular homes are placed on a foundation. Manufactured homes are built on a fixed, steel chassis. A well built modular home can strongly resemble a traditional home. They are available in a variety of floorplans and styles, offering plenty of customization for owners. Finding a bank or lender that offers financing for a modular home will be easier than finding a bank or lender that offers financing for a manufactured home. So which is better?

Most people will prefer a modular home as opposed to a manufactured home. A modular or prefab home will resemble a traditional home more than a manufactured home. In addition, it can offer families more options and space. While a manufactured home may be cheaper, there are also less financing options available. In addition, modular homes may be a better investment.

How can I get a modular home with bad credit?

If you have bad credit, you may still qualify for an FHA loan for a modular home. However, you may need to come up with a 20% down payment, in addition to paying higher interest rates. If you want to use an FHA loan, you'll need to find a financial institution that offers FHA loans. You may want to start by contacting your local bank or credit union to see if they can offer FHA loans. FHA loans offer fixed monthly payments in most cases. Bad credit borrowers should gather proof of income and other financial documents before applying for an FHA loan.

While you may qualify with your current credit score, it may be a smarter financial decision to rebuild your credit some and then apply for an FHA loan. When you are borrowing large sums of money, interest can add up quickly. If you can find ways to improve your credit score, you may qualify for a lower interest rate. If your spouse has better credit than you, you should consider applying for the loan together. A cosigner may increase your chance of approval. If you are a veteran or active duty military you may be able to use a VA loan for the purchase of a modular or manufactured home. To use a VA loan you will need to find a lender that offers them. VA loans may have less strict requirements and reduced down payments.

What do modular homes cost?

Similar to a traditional home, modular homes can vary in price. Prices can vary depending on the size, style, floorplan, materials, quality, and other factors. When you estimate the cost of a modular home you should also consider site prep, foundation, delivery, assembly, and construction costs. On average a modular home costs between $50 to $100 per square foot. Furthermore, most modular homes are between 1,000 to 2,500 square feet. A 1,500 square foot modular home, base, might cost between $75,000 to $150,000. Once it's finished you may be looking at a total cost closer to $120,000 to $240,000. Base costs in these estimates include delivery and setting modules in place. To set modules in place it usually requires a crane and a small crew. Finished estimated costs include land preparation, foundation, installation, permits, construction costs, and added features.

Depending on the builder or manufacturer, prices can vary. Before ordering a modular home you should consult with the builder of your choice to determine what is included in pricing. Compared to stick-built homes, modular homes can be built twice as fast and may cost 10% to 20% less. Modular homes can appreciate in value and may be safer than manufactured homes in areas prone to harsh weather conditions.

Some manufacturers may offer completely customer modular home designs. In addition, you may even be able to build a modular duplex. This can be a great investment opportunity if you plan to rent part of the duplex. Duplexes may require custom design and may be harder to finance if you have the intention to rent some or all of it.

What kind of loan do you get for a modular home?

You can use a personal loan or FHA loans to finance modular homes. Personal loans usually require no collateral and no money down. Acorn Finance offers personal loans up to $100,000 and terms up to 12 years. FHA loans can offer longer repayment terms and higher loan amounts but usually require a down payment.

How long can you finance a modular home?

There are different financing options that you can use to help fund a modular home. The type of loan you use can impact how long the term is. While there are a few different types of mortgages you can use, most commonly modular homeowners go with a 30-year fixed rate construction-to-permanent loan. Essentially the loan structure is the same as if you were building a traditional home but it's likely that the loan amount will be much less.

If you use an FHA loan, you may only qualify for terms up to 20 years. FHA title 1 manufactured home loans differ from FHA loans for a traditional home in a few ways. One of the differences is the loan term. In addition, you can only access fixed loan terms with an FHA loan.

If you use a non FHA loan, you may be able to access fixed rate mortgages and variable rate mortgages. The loan term may vary depending on the type of loan you choose. A variable rate mortgage has an adjustable interest rate. If you suspect interest rates will drop in the near future this can be a good option. However, it can be harder to manage than a fixed rate term.

To determine how long you can finance your modular home for, you should know how much you want to borrow. Next you should visit the lender of your choice and see what they can offer. Without applying they may be able to give you a general idea. You may want to have conversations with a few different lenders before applying with one.

How can I tell the difference between a modular home and a manufactured home?

At first glance, it may be hard to tell the difference between a modular home and a manufactured home. After a little bit of research, you will be able to tell the difference between both of these types of homes. One of the main differences between the two homes is that manufactured homes are built to the national HUD code.

A manufactured home is always going to be built using a steel l-beam frame with some axles and tires attached on the bottom. It will also have a welded steel tongue at the front so you can tow it if you would like, though they can be removed when the home is put in place. Modular homes are transported in several sections that will be loaded onto a truck and then connected together on the

With a manufactured home, it is going to sit on a foundation of rows of stacked concrete blocks over some plastic pads, with some tie-down straps to help connect the frame to the stakes in the ground. The home is rolled into place with a foundation built right under it. Some manufactured homes will be upgraded to a more permanent foundation, but this is not common. The modular home will have the pieces lifted by a crane into place on a foundation that is similar to the site-base that a traditional home has.

The ownership status will matter here too. A manufactured home is usually seen as a vehicle and will be licensed in a similar way. If you have the home secured to the ground and you own the land under it, then you could change it over to real property, but it does depend on where you live. Modular homes are seen from the beginning to be real estate and you can get a mortgage on them like with a site-built home.

And finally, we need to take a look at the building code. Manufactured homes are going to be built to the national building code that is established by the HUD. This will help make sure that the home is safe, but is a bit different than some of the building codes for other homes out there. A modular home is going to need to follow all of the building codes just like a traditional home. This can make it safer, but with all of the changes that come with codes, it can be hard to keep up with.

What credit score is needed to buy a modular home?

The exact score you will need to purchase a modular home is going to depend on the bank you use. Each lender or bank will have their own requirements for what they accept. The higher your credit score, the easier it is to get the loan that you want.

Modular homes should qualify for an FHA loan, which can be great for those who want to get a modular home but worry that they will not be able to do so with a low credit score. For first-time homebuyers, you can qualify with a credit score as low as 500 and 10% down. If your credit score is a little higher, at least 580, you can qualify with just a 3.5% down payment.

These are just a few of the loan options that you can choose when it comes to purchasing a modular home. Qualification requirements can vary depending on the type of loan you choose. Banks often want to see that you are able to handle the extra cost of owning a home and while these homes are often less than a traditional home, they do still cost money. You may want to consider working on your credit score ahead of time to make sure it is as good as possible before you apply for a loan.

Can you buy a modular home with bad credit?

Buying a modular home with bad credit is a perfectly possible thing to do. Modular homes are prefabricated homes that can either come fully constructed or partially constructed, where then it is assembled by a builder at the home site. The modular home may arrive all in one piece, or in several pieces, where it can then be placed on a slab, or sometimes on a traditional basement foundation.

There are many loan programs out there offered by lenders who are willing to work with people with less than ideal credit to purchase a modular home. The best part of the modular home is that because most of the construction and manufacturing of the home's main components is done in a factory, prices can remain low when compared to traditional homes. Of course, this all depends on the size and scope of your new modular home project. Some modular homes can actually become quite expensive if you add in additional features such as a basement, crawlspace, parking garage, back deck, patio, and/or a good-sized piece of land. Some people choose to finance some of these additions using other forms of financing once the modular home has been built and installed, while others try to lump in as much of these costs as possible into the mortgage.

Just like purchasing a traditional home, you have many of the same options, and depending on the costs of your project, you may even have a few extra including using a personal loan if the overall cost of your modular home is below $100,000. There are conventional mortgages, adjustable-rate mortgages, FHA loans, FHA 5/1 adjustable rate mortgages, Title I FHA loans, Title II FHA loans, etc. You get the idea. Essentially, even with bad credit, there are many opportunities for you to finance the purchase of a new modular home. The financing option you choose will need to be the one that works best for the type of modular home you are building and for your financial situation.

What credit score do I need to get a modular home loan?

Depending on the loan or mortgage type you are seeking, most of the same rules apply for qualifying as they do for a traditional home. For example, for a conventional mortgage, lenders are going to want to see a credit score of at least 620, however, it is better if you can get your credit score above 700. For-profit financial institutions offering conventional mortgages are going to have the highest qualification standards and the most stringent requirements. They may examine your credit history and income reporting to make a calculated decision about what kind of risk you present as a borrower. They will also require a higher down payment. Down payments for a modular home conventional loan are typically 20%.

FHA loans are going to have looser restrictions, because once you make the down payment, the federal government insures the rest of the loan. Minimum credit scores to qualify for an FHA loan range between 500 and 619. If you have a credit score between 580 and 619, you may easily qualify for an FHA loan with a 3.5% down payment. If you have a credit score somewhere between 500 and 579, you may still qualify for an FHA loan to purchase your new modular home, however, you will be required to make a 10% down payment to insure the loan. In both circumstances, you will need to maintain a debt-to-income ratio below 43%.

If the total cost for your new modular home construction and installation is below $100,000, which may be often the case, you can also explore personal loan options. Personal loans have a little higher of a credit score requirement for a significant loan amount, however, the approval process and the transfer of funds is seamless and efficient. Going the route of a conventional mortgage or FHA loan can sometimes be a long and rigorous process. If you are looking to purchase a modular home, a personal loan may be a better option for you if time is of the essence. You could begin construction on your new modular home immediately.

What is the minimum credit score to get a modular home financed?

If you are looking for financing for a purchase of a new modular home, you will still have some minimum credit score requirements that you will need to adhere to. Conventional mortgages through for-profit banking corporations may require a credit score of 620 or even higher. FHA requirements detail that the minimum credit score range to qualify for an FHA loan is 500 to 619. Other types of finance options, like a personal loan, may require a credit score of 620, or even 700 or higher if the loan amount is nearing the $100,000 price tag.

Either way, modular homes are treated very similar to traditional homes and therefore financing requirements will not be all that different.

How to get a modular home with bad credit?

If you have bad credit, securing financing, especially financing for a large amount, is no easy task. The best way to get financing is to apply with a cosigner. If you don't have a cosigner your second best option is probably to rebuild your credit and apply for financing at a later date. Even if you do qualify for modular home financing with bad credit, you may have to pay high interest rates and fees.

Can you get a modular home loan with a 600 credit score?

Yes, getting a modular home loan with a credit score of 600 should be no problem if you explore FHA loans, however, you most likely will not qualify for a traditional mortgage through a private lender. FHA loans are designed to allow borrowers with not so good credit become homeowners by having the total loan amount, minus the down payment, insured by the federal government.

What lenders provide modular home financing for bad credit?

There are some lenders that are willing to finance the purchase of a modular home for someone with bad credit. You can explore private lenders who offer conventional mortgages and personal loan options depending on the cost of your modular home project. You can explore government loan programs through the Federal Housing Administration and HUD. You can even sometimes finance the purchase of a new modular home directly through the manufacturer. The options are out there if you take the time to do some diligent research about which type of financing is best for your individual situation.

What is considered bad credit when looking for modular home financing?

Anytime you are shopping for any type of mortgage with a credit score below 700, it might be considered shopping with bad credit. The reason being, is that even if you do qualify for a conventional mortgage, you will be subject to the highest interest rates, origination fees, and closing costs as compared to someone looking for a mortgage with a credit score above 700.

Is it cheaper to build a house or buy a modular home?

One of the reasons that the modular home is so popular is because it costs less than a traditional home, while still providing you with a high-quality home that you are sure to love. A modular home can cost up to 15% less than a stick-built home, depending on your location. Just like a stick-built home, the materials and design options you choose can impact the cost of a modular home. As technology advances, modular homes advance too. In some cases, you may not even know you are in a modular home unless you look closely. In areas where the cost of living is high, a modular home can allow families to become homeowners without breaking the bank.

There are several reasons why the modular home is less expensive than a traditional home. Some of these include:

They are smaller: These homes are usually smaller than a traditional home, which helps to keep the costs down.

Can be made on an assembly line: Since these homes are built under an assembly line idea, they are going to be less expensive to make. These savings can be passed on to the buyer.

Fewer upgrades and customizations: These homes are not going to have the same customizations and other options that a traditional home does. This can help to cut down on some of the costs you will incur.

Easier housing rules: While there are regulations that help guide the modular home, they are often standard and do not come with as much variation as you may see with traditional homes.

What are the pros and cons of modular home financing?

If you are building a modular home, many financial institutions will use a type of construction-to-permanent financing. These types of loans come in two stages. First, while the modular home is being built, you most likely will only be required to make interest-only payments on the estimated cost of the final price of the home. Second, once the home is complete, an appraisal will be required to determine the final value of the modular home. Once the value is determined, then the loan turns into a regular mortgage. This is a common way of financing the construction of a modular home, however, there are a few pros and cons you should be aware of.


  • Pay only interest during construction: During the construction of your modular loan, you are only required to make interest payments until construction is complete. The lower monthly payments are a good opportunity to save up some money to cover move-in expenses, purchase furniture, and build up a rainy day fund.
  • Flexible terms: Even though a modular home construction loan follows a payment schedule with milestones and the lender will want to see detailed plans of your project, the terms of the loan themselves are actually quite flexible when compared to traditional mortgages.
  • Another set of eyes: When you have the lender involved in reviewing your plans and inspecting the construction at each milestone, you will have another set of eyes observing the work of the general contractor to ensure quality.


  • Higher barrier to entry: Because of the flexibility of a construction-to-permanent loan, lenders may require higher minimum requirements to qualify. Typical lenders require a minimum credit score of 680 and a minimum down payment of 20% to qualify for a modular home construction loan.
  • Higher monthly payments: Modular construction loans often require higher monthly payments than a conventional 30-year mortgage.
  • Higher interest rates: Modular construction loans often come with a higher interest rate than a conventional 30-year mortgage.

Like everything in life, there are always pros and cons. Upon careful review of these pros and cons, a modular home construction loan may be exactly the type of financing you need to build a modular home.

Is it cheaper to build a house or buy a modular home?

Generally, it is cheaper to buy a modular home than to build a house. The average difference in price ranges from 10% to 15%. The main reason for this price difference is that modular homes that are pre-built, can be pre-built in factories where companies can purchase supplies in bulk, saving costs on materials. Also, the assembly line nature of modular home construction can save money on labor and it prevents time delays due to weather or other unexpected occurrences. Time delays can be costly for anyone who is constructing any type of home.

What is the difference between a modular home and a manufactured home?

The main distinction between modular homes and manufactured homes in the eyes of the government is the jurisdiction of building codes. Modular homes must abide by the same local, state, and regional building codes that are required by on-site homes, while manufactured homes must abide by federal building codes. The other main difference between modular and manufactured homes is that modular homes have their components built to a factory and then those pieces are shipped off to the building site where they are assembled onto a foundation. A manufactured home has the entire construction process completed in the factory and then is sold as one unit.

What is the price difference between modular and manufactured homes?

Modular homes typically cost between $40 to $80 per square foot whereas manufactured homes can cost closer to $40 to $50 per square foot. These prices are simply for the model and do not include all the other costs associated with constructing a modular or manufactured home.

What is the true cost of a modular home?

If you are looking at a modular home that is roughly 1,800 square feet, then you may want to budget somewhere between $72,000 to $144,000 for your modular home construction project. The price range depends on if you go with a base model or if you choose a model with some customization. Custom models could go up in price to as much as $180,000 or even $240,000, depending on how much customization you choose to add to your modular home. There are other costs that need to be considered as well. Freight is a large cost. Transporting the components of your modular home to the home site is a momentous endeavor. An endeavor that will cost money. Other costs to prepare for include land preparation, installing the foundation, installing the modular home, constructing the utilities, taxes, permits and fees, and if you add any extra features like a deck, patio, or garage.

Are modular homes a good investment?

Yes, modular homes can make good investments because they do appreciate value over time. Traditionally built homes tend to appreciate much quicker than modular homes, however, that does not mean a modular home cannot make you a profit over time. This differs from a manufactured home that depreciates over time.

How long will a modular home last?

A modular home that is well constructed and properly installed should last just as long as a traditionally constructed home. The only difference between a modular home and a traditional home is how they were constructed. Often, the materials are the same, it is just the method that they are made into a home. Manufactured homes that are up to the federal code should last anywhere from 30 to 55-years.

How much does it cost to prepare land for a modular home?

Once you have purchased the land for the site of your modular home construction project, you need to prepare the land for the arrival of the home. This includes clearing the land, installing a foundation, running a natural gas line to the home site, installing a sewer main, a water main, and wiring the site for electricity. All of these events cost money. Here is a breakdown of the 2021 national averages for the cost of each of these jobs.

  • Clearing land: Before you can install your foundation, trees, plants, and rocks will need to be removed. Some trees and plants you can keep, but you will need to clear an area for the foundation. Additionally, the ground will need to be leveled to establish a proper grade. The average cost of clearing land is $2,750, depending on the size of the lot.
  • Foundation installation: If you are going for a simple slab, you can expect that to cost somewhere around $8,500. A full basement foundation can cost up to $30,000.
  • Running a natural gas line: Typically this can cost somewhere around $550 per line.
  • Sewer main: Connecting your home site to the city sewage system costs $3,200 on average.
  • Water main: Running the water main from the road to the home site costs on average $1,600.
  • Electric: Wiring the homesite for electricity may cost somewhere around $1,350.

These prices are based on national averages and they differ if your land is not located on land not overseen by a city or county and you have to pay for your own septic system or other expenses associated with living more "off-the-grid".

Three steps to get started with Acorn Finance:

#1. Complete and submit a short loan application online

#2. Receive multiple pre-qualified offers

#3. Get connected with lenders to obtain your pre-qualified loan

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