[boefixepa]

Okay, I am going to give you my two cents. My job is a subcontractor...my company does the drywall, supply, hang and tape. It's almost one of the jobs that is left to subcontractors rather than do it yourself-ers. We do tract housing, small commercial, and lots of basements, remodels. Unless you are in the construction business...DO NOT BUILD THE HOUSE YORSELF! There is a reason there are professional builders like Ima's husband, you don't want your house to be your ginny pig! You don't have relationships with subcontractors to get the best deals. You don't understand the 'norms' that go along with building. You don't understand the codes, laws, and fees. You are always overly opptismistic on the costs, etc. There is a reason that builders deserve the money they earn. I never know what I am getting with a home owner/builder. Sometime they are just fine, but that's the exception! Generally they have unrealistic expectations and have no idea what they are doing and then think I DID SOMETHING WRONG! Then they think that imperfection is worth gold and short me big time! Really I don't make that much! The market here doesn't let me!

I would do one of two things. One, fine a semi custom tract builder. Track housing is less expensive for a reason...I've done the same plan 40 times, I know what it take, the learning curve is over. You get better quality and better floor plans (there is a reason they are similar, they are very functional!). You get the benefit of a custom service deparment...there is NO SUCH THING AS A PERFECT HOUSE! There are always going to be little repairs or things that will need to be addressed.

OR,

Find a smaller custom home builder that you like and can trust. Get reference and talk to home owners he has built for. They may have some plans they have used before or a deal with a designer to get you plans. They have established relationships with dealers and subs and will deal with all the things necessary like scheduling and getting the job done. These guys will take a little longer, but if you want a purly custom house, this is the way to go.

The only good way I see someone to build their own home is if they already work in the industry, know the norms, and have the realtionships. If that's not you, don't go there.

Good luck in whatever you choose to do. This is just what I have seen. Sorry I don't know anything about the loans other than constructions loans have a deadline and people never seem to meet them.