UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                    FORM 10-K

              Annual Report Pursuant to Section 13 or 15 (d) of the
                         Securities Exchange Act of 1934
                   For the Fiscal year ended December 31, 2003

                        Commission file number 333-76246

                RESIDENTIAL FUNDING MORTGAGE SECURITIES II, INC.

                        State of Incorporation: Delaware
                I.R.S. Employer Identification Number: 42-1808858

                      8400 Normandale Lake Blvd., Suite 250
                          Minneapolis, Minnesota 55437
                            Telephone (952) 857-7000

             Securities registered pursuant to Section 12(b) of the Act: None
             Securities registered pursuant to Section 12(g) of the Act: None

Indicate by check mark whether the Registrant (1) has filed all reports required
to be filed  by  Section  13 or 15 (d) of the  Securities  Exchange  Act of 1934
during the preceding 12 months (or for such shorter  periods that the Registrant
was  required  to file such  reports)  and (2) has been  subject to such  filing
requirements for the past 90 days. Yes X No ____.

Indicate by check mark if disclosure of delinquent  filers  pursuant to Item 405
of Regulation  S-K is not contained  herein,  and will not be contained,  to the
best of Registrant's  knowledge,  in definitive proxy or information  statements
incorporated by reference in Part III of this Form 10-K or any amendment to this
Form 10-K. X

Indicate  by check mark  whether  the  Registrant  is an  accelerated  filer (as
defined in Exchange Act Rule 12b-2). Yes ____ No X .




<PAGE>


RESIDENTIAL FUNDING MORTGAGE SECURITIES II, INC.

TABLE OF CONTENTS


PART 1                                                                  PAGE #

Item 1.        Business                                                       2
Item 2.        Properties                                                     2
Item 3.        Legal Proceedings                                              2
Item 4.        Submission of Matters to a Vote of Security Holders            4

PART II

Item 5.        Market for the Registrant's Common Equity and Related          4
               Stockholder Matters
Item 6.        Selected Financial Data                                        4
Item 7.        Management's Discussion and Analysis of Financial              4
               Condition and Results of Operations
Item 7A.       Quantitative and Qualitative Disclosures About Market Risk     4
Item 8.        Financial Statements and Supplementary Financial Data          4
Item 9.        Changes in and Disagreements with Accountants on               4
               Accounting and Financial Disclosure
Item 9A.       Controls and Procedures                                        4

PART III

Item 10.       Directors and Executive Officers of the Registrant             5
Item 11.       Executive Compensation                                         5
Item 12.       Security Ownership of Certain Beneficial Owners and            5
               Management
Item 13.       Certain Relationships and Related Transactions                 5
Item 14.       Principal Accountant Fees and Services                         5

PART IV

Item 15.       Exhibits, Financial Statement Schedules and Reports            6

SIGNATURES                                                                    7
CERTIFICATION                                                                 8
EXHIBITS
        Exhibit 99.1 -       Annual Statement as to Compliance
        Exhibit 99.2 -       Residential Funding Corporation Independent
                             Auditor's Report on the Uniform Single Audit
                             Program for Mortgage Bankers
        Exhibit 99.3 -       Item 5(a)
        Exhibit 99.4 -       Consent of KPMG LLP, independent auditors of
                             Ambac Assurance Corporation and subsidiaries



                                        1

<PAGE>


PART I

Item 1.        Business

        Information not provided pursuant to No Action Request.

Item 2.        Properties

        Pursuant to the No Action  Request,  Residential  Funding  Corporation's
        (the "Master  Servicer") Annual Statement as to Compliance,  dated as of
        March 30, 2004 is filed as Exhibit 99.1 under Item 16 (a) hereof.

Item 3.        Legal Proceedings

        The Indenture  Trustees and the Owner  Trustees for the  following  Home
        Loan Trusts, and the Trusts themselves, have been named as defendants in
        the class action lawsuit listed immediately below:  1997-HI3,  1999-HI6,
        1999-HI8, 2000-HI1, 2000-HI2, 2000-HI3, 2000-HI4, and 2001-HI1:

               James and Jill Baker et al v. Century Financial Group, Inc et al,
               in the Clay County Circuit Court, Missouri at Liberty.

               On  February  3, 2002,  three  days after a class was  certified,
               plaintiffs  filed their  third  amended  complaint  and added the
               above-referenced   trustees,   trusts  and  Residential   Funding
               Corporation ("RFC"). The initial case was filed on July 12, 2001.
               The  case  alleges  that  certain  loans  originated  by  Century
               Financial Group were not originated in accordance with applicable
               state law and that the  trust-related  defendants  and the trusts
               may be liable as assignees  under the federal Home  Ownership and
               Equity  Protection  Act. The  plaintiffs  are  primarily  seeking
               monetary  damages.  The  trust-related  defendants are vigorously
               defending  the case and have filed a Motion to  Dismiss.  RFC has
               indemnified  the  trustees  and  the  trusts  for all  costs  and
               expenses  associated with the litigation.  If any of the loans at
               issue were  determined by a court not to have been  originated in
               full  compliance  with  applicable  law, RFC would be required to
               repurchase such loans from the trusts.

        The Owner  Trustee for Home Loan Trust  1997-H13,  and the trust itself,
        have been named as defendants in the  following  purported  class action
        lawsuit:

               Jack and Hilda Beaver et al v. FirstPlus  Homeowner Trusts et al,
               in  the  Circuit   Court  for   Jackson   County   Missouri,   at
               Independence.

               This case was initially  filed August 21, 2003.  The case alleges
               that certain loans originated by First Consumers  Mortgage,  Inc.
               were not originated in accordance with  applicable  state law and
               that the Owner  Trustee and the trust may be liable as  assignees
               under the federal Home Ownership and Equity  Protection  Act. The
               plaintiffs   are  primarily   seeking   monetary   damages.   The
               trust-related  defendants are vigorously defending the case and a
               motion to dismiss is pending.  The case,  however, is temporarily
               stayed  due  to  the  presiding  judge's   retirement.   RFC  has
               indemnified  the  Owner  Trustee  and the trust for all costs and
               expenses  associated with the litigation.  If any of the loans at
               issue were  determined by a court not to have been  originated in
               full  compliance  with  applicable  law, RFC would be required to
               repurchase such loans from the trust.

        Residential Funding Mortgage Securities II, Inc. the Indenture Trustees,
        the  Owner  Trustees  and the  Trust  themselves,  have  been  named  as
        defendants  in the purported  class action  lawsuit  listed  immediately
        below:  1998-HI2,  1998-HI4,  1998-HI8,  1999-HI1,  1999-HI2,  1999-HI4,
        1999-HI6, 1999-HI8, 2000-HI1, 2000-HI2, 2000-HI3, 2000-HI4 and 2000-HI5:

               Danita S. Couch et al v. SMC Lending,  Inc., in the Circuit Court
               for Clay County, Missouri.


                                        2
<PAGE>

               The seventh  amendment  to this case,  filed on February 2, 2004,
               added  the  Registrant  and  the  above-referenced  trustees  and
               trusts. The initial case was filed,  however, on January 3, 2002.
               The case alleges that certain  loans  originated  by SMC Lending,
               Inc. were not originated in accordance with applicable  state law
               and that  the  Registrant  and  trust-related  defendants  may be
               liable as assignees  under the federal Home  Ownership and Equity
               Protection  Act. The  plaintiffs are primarily  seeking  monetary
               damages.  The  Registrant  and the  trust-related  defendants are
               vigorously  defending  the case and will file a Motion to Dismiss
               the seventh amended  complaint.  RFC has indemnified the trustees
               and  trusts  for all  costs  and  expenses  associated  with  the
               litigation.  If any of the loans at issue  were  determined  by a
               court  not to  have  been  originated  in  full  compliance  with
               applicable  law, RFC would be required to  repurchase  such loans
               from the appropriate trust.

        Residential  Funding Mortgage Securities II, Inc., the Indenture Trustee
        and the Owner  Trustee for the Home Loan Trust  2000-HI1 have been named
        as defendants in the following purported class action lawsuit:

               Steven and Ruth Mitchell v.  Residential  Funding  Corporation et
               al, in the Circuit  Court of Jackson  County,  Missouri at Kansas
               City.

               This case was initially filed on August 8, 2003. The case alleges
               that certain loans originated by Mortgage Capital Resources, Inc.
               were not originated in accordance with  applicable  state law and
               that the  Registrant  and the trustees may be liable as assignees
               under the federal Home Ownership and Equity  Protection  Act. The
               plaintiffs are primarily seeking monetary damages. The Registrant
               and the  trust-related  defendants are  vigorously  defending the
               case and have filed a motion to dismiss.  RFC has indemnified the
               trustees  for  all  costs  and  expenses   associated   with  the
               litigation.  If any of the loans at issue  were  determined  by a
               court  not to  have  been  originated  in  full  compliance  with
               applicable  law, RFC would be required to  repurchase  such loans
               from the trust.

        Residential  Funding Mortgage  Securities II, Inc. the Indenture Trustee
        and the Owner  Trustee  of Home Loan Trust  2001-HI2  have been named as
        defendants in the following purported class action lawsuit:

               Alvin and Linda Phipps v Guaranty National Bank of Tallahassee et
               al, in the United States District Court for the Western  District
               of Missouri.

               This case was initially  filed on April 3, 2003. The case alleges
               that  certain  loans  originated  by  Guaranty  National  Bank of
               Tallahassee  were not  originated in accordance  with  applicable
               state law and that the Registrant, the trustees and the trust may
               be liable as  assignees  under the  federal  Home  Ownership  and
               Equity  Protection  Act. The  plaintiffs  are  primarily  seeking
               monetary  damages.  On September 17, 2003, the case was dismissed
               against all defendants.  Plaintiffs appealed,  and the appeal has
               been fully briefed and is currently pending.  RFC has indemnified
               the  trustees  for all costs  and  expenses  associated  with the
               litigation.  If any of the loans at issue  were  determined  by a
               court  not to  have  been  originated  in  full  compliance  with
               applicable  law, RFC would be required to  repurchase  such loans
               from the trust.

        The  Indenture  Trustee  and the  Owner  Trustee  for  Home  Loan  Trust
        1997-H13,  and the trust  itself,  have been named as  defendants in the
        following purported class action lawsuit:

               John and Jeannette  Schwartz et al v. Bann-Cor  Mortgage Group et
               al., in the Circuit Court at Jackson County,  Missouri, at Kansas
               City.

               The case was  initially  filed on September  14,  2003.  The case
               alleges that certain loans  originated by Bann-Cor  Mortgage were
               not originated in accordance with  applicable  state law and that
               the trustees  and the trust may be liable as assignees  under the
               federal Home Ownership and Equity  Protection Act. The plaintiffs
               are  primarily  seeking  monetary   damages.   The  trust-related
               defendants  are  vigorously  defending  the case and will  file a
               Motion to Dismiss. RFC has indemnified the trustees and the trust
               for all costs and expenses associated with the litigation. If any


                                        3
<PAGE>

               of the loans at issue were determined by a court not to have been
               originated in full  compliance  with applicable law, RFC would be
               required to repurchase such loans from the trust.

Item 4.        Submission of Matters to a Vote of Security Holders

        There were no matters submitted to a vote of the Security Holders.

PART II

Item 5.        Market for the Registrant's Common Equity and Related Matters.

(a)            There  is  no   established   public   trading   market  for  the
               Certificates.  At  December  31,  2003,  the number of holders or
               record of each  outstanding  series of  Certificates is listed in
               Exhibit 99.3 under Item 15 (a) hereof.
(b)            Not applicable. (c) Not applicable.

Item 6.        Selected Financial Data

        Information not provided pursuant to No Action Request.

Item 7.        Management's Discussion and Analysis of Financial Condition and
               Results of Operations.

        Information not provided pursuant to No Action Request.

Item 7A.       Quantitative and Qualitative Disclosures About Market Risk.

        Not Applicable.

Item 8.        Financial Statements and Supplementary Financial Data

        See the Master  Servicer's  Annual Statement of Compliance that is filed
        as Exhibit 99.1 under Item 16 (a) hereof; see also report dated February
        20,  2004  prepared  by the Master  Servicer's  independent  accountant,
        concerning the Master Servicer's  servicing  activities that is filed as
        Exhibit 99.2 under Item 16 (a) hereof.

Item 9.        Changes in and Disagreements with Accountants on Accounting and
               Financial Disclosure

        Not applicable.

Item 9A.       Controls and Procedures.

        Not applicable.




                                        4
<PAGE>


PART III

Item 10.       Directors and Executive Officers of the Registrant

        Information not provided pursuant to No Action Request.

Item 11.       Executive Compensation

        Information not provided pursuant to No Action Request.

Item 12.       Security Ownership of Certain Beneficial Owners and Management

        Information required by Item 201(d) of Regulation S-K is not applicable.
        Remaining information not provided pursuant to No Action Request.

Item 13.       Certain Relationships and Related Transactions

        Information not provided pursuant to No Action Request.

Item 14.       Principal Accountant Fees and Services.

        Not applicable.



                                        5

<PAGE>


PART IV

 Item 15.      Exhibits, Financial Statement Schedules and Reports on Form 8-K

(a) Exhibit #

        Officer's Annual Compliance Statements                          99.1
        Residential Funding Corporation

        Residential Funding Corporation Independent Auditor's           99.2
        Report on the Uniform Single Audit Program for Mortgage
        Bankers

        Item 5(a)                                                       99.3


        Consent of KPMG LLP, independent auditors of Ambac Assurance    99.4
        Corporation and subsidiaries

        Audited  financial  statements  for the year ended December 31, 2003 for
        Ambac Assurance Corporation *

(b) Information not provided pursuant to No Action Request.  (c) Information not
provided pursuant to No Action Request. (d) Information not provided pursuant to
No Action Request.



__________________________

*    Incorporated by reference to the consolidated financial statements of Ambac
     Assurance  Corporation  and  subsidiaries as of December 31, 2003 and 2002,
     and for each of the years in the three-year period ended December 31, 2003,
     which report  appears in the Annual Report on Form 10-K of Ambac  Financial
     Group, Inc., which was filed with the Securities and Exchange Commission on
     March 15, 2004 (Securities and Exchange  Commission File No. 1-10777).  The
     report  of KPMG  LLP  refers  to  changes,  in  2003,  in  Ambac  Assurance
     Corporation's  methods of  accounting  for variable  interest  entities and
     stock-based compensation.



                                        6
<PAGE>


                                            SIGNATURES

        Pursuant to the  requirements  of Section 13 or 15(d) of the  Securities
Exchange Act of 1934, the registrant has duly caused this report to be signed on
its behalf by the  undersigned,  thereto  duly  authorized,  on this 30th day of
March, 2004.




RESIDENTIAL FUNDING MORTGAGE SECURITIES II, INC.

        By:    RESIDENTIAL FUNDING CORPORATION, as Master Servicer

        By: /s/ Barbara Wendt
        Name: Barbara Wendt
        Title:  Managing Director, Master Servicing



                                        7

<PAGE>


                                  CERTIFICATION


        I, Barbara Wendt, certify that:

        1. I have reviewed  this annual report on Form 10-K,  and all reports on
Form 8-K  containing  distribution  or  servicing  reports  filed in  respect of
periods  included in the year  covered by this  annual  report,  of  Residential
Funding Mortgage Securities II, Inc.;

        2. Based on my knowledge,  the information in these reports,  taken as a
whole, does not contain any untrue statement of a material fact or omit to state
a  material  fact  necessary  to make  the  statements  made,  in  light  of the
circumstances  under which such  statements  were made, not misleading as of the
last day of the period covered by this annual report;

        3. Based on my  knowledge,  the  distribution  or servicing  information
required to be provided  to the  trustee by the  servicer  under the pooling and
servicing, or similar,  agreement, for inclusion in these reports is included in
these reports;

        4. I am  responsible  for  reviewing  the  activities  performed  by the
servicer under the pooling and servicing,  or similar,  agreement and based upon
my knowledge and the annual compliance review required under that agreement, and
except as disclosed in the reports,  the servicer has fulfilled its  obligations
under that agreement; and

        5. The reports  disclose all  significant  deficiencies  relating to the
servicer's compliance with the minimum servicing standards based upon the report
provided by an  independent  public  accountant,  after  conducting  a review in
compliance with the Uniform Single  Attestation  Program for Mortgage Bankers or
similar  procedure,  as set forth in the  pooling  and  servicing,  or  similar,
agreement, that is included in these reports.

        In  giving  the  certifications  above,  I  have  reasonably  relied  on
information  provided to me by the unaffiliated parties listed herein in Annex I
attached hereto.


Date: March 30, 2004

/s/ Barbara Wendt
Barbara Wendt
Managing Director, Master Servicing



                                        8
<PAGE>


                                     Annex I

Subservicers:

1st 2Nd Mortgage Co. Of Nj, Inc.
ABN AMRO Mortgage Group, Inc.
Accredited Home Lenders, Inc. (Se)
Alliance Mortgage Company
American Airlines Federal Credit Union
Amsouth Bank
Bancoklahoma Mtg Corp
Bank Of America, N.a.
Bank Of Hawaii
Bank One, N. A.
Bank-fund  Staff Federal Credit Union
Bb&t Of Virginia
Boston  Federal  Savings Bank
Bsi  Financial  Services,   Inc.
Carolina  First  Bank
Cendant  Mortgage Corporation
Cenlar Federal  Savings Bank
Central  Carolina Bank & Trust
Central Pacific Bank
Centura  Bank
Century Bank
Charter One Mortgage Corporation
Chase Manhattan Mortgage Corp.
Chevy Chase Sb, Fsb
Citimortgage, Inc.
City Bank
Colonial Savings, F.a.
Columbia Equities, Ltd.
Columbia National, Inc.
Countrywide Home Loans, Inc.
Crescent Bank & Trust Company
Crescent Mortgage Services, Inc.
Cuna Mutual Mortgage Corporation
Dollar Bank, Fsb
Downey Savings & Loan Assoc., F.a.
E.m.c. Corporation
Emigrant Mortgage Company
Fairbanks Capital Corp
Fifth Third Bank
First Financial Bank
First Hawaiian Bank
First Horizon Home Loan Corp
First Indiana Bank
First Interstate Bank
First Nationwide Mortgage Corp.
First Republic Bank
First West Mortgage Bankers Ltd.
First-citizens  Bank And Trust  Company Of Sc
Firstmerit  Corporation
Franklin National Bank
Fremont Bank
Gateway Business Bank
Ge Mortgage Services,  Llc
Gmac Mortgage Corp
Golden First Mortgage Corp.
Graystone Mortgage Corporation
Greenpoint Mortgage Funding, Inc.
Guaranty Residential Lending, Inc.
Guardian Mortgage Company Inc.
Hawaii Homeloans, Inc.
Home Financing Center, Inc.
Homecomings Financial
Homeside Lending, Inc.
Homestreet Bank
Hsbc Mortgage Corporation (Usa)
Irwin Mortgage Corporation
Liberty Savings Bank Fsb
Litton Loan Servicing Llp
M & T Mortgage Corporation
Master Financial Inc.
Matrix Financial Services Corporation
Mid America Bank Fsb
Mid-state Bank & Trust
Mitchell Mortgage Company, L.l.c.
Mortgage Access Corp.
Mortgage Lenders Network Usa Inc. (Se)
Mountain States Mortgage Center, Inc.
National City Mortgage Company
New Mexico Mortgage Finance Authority
New South Federal Savings Bank
North American Mortgage Company
Ocwen Financial Corporation
Pacific Capital Bank, Na
Primewest Mortgage Corporation
Provident Funding Associates, L.p.
Provident Savings Bank F.s.b
Republic Bank
Sky Financial Group, Inc.
Stanford Federal Credit Union
Suntrust Mortgage, Inc.
Synovus Mortgage Corporation
Taylor, Bean & Whitaker Mortgage Corp.
Test Company x
The Huntington National Bank
The Northern Trust Company
Third Federal Savings & Loan Assoc. Of Cleveland
Tib The Independent Bankersbank
Trustcorp Mortgage Company
U.S. Bank N.a.
Ulster Savings Bank
Union Bank Of California, N.a.
Wachovia Mortgage Corporation
Wall Street Mortgage Bankers
Washington Mutual Bank, Fa
Wells Fargo Home Mortgage, Inc
Westamerica Bank
Wilshire Credit Corporation



Trustees:


JPMorgan Chase Bank



<PAGE>