FHA & VA Manual Underwriting Down to 500 Credit Score
OSU doctors, tech executives, corporate relocations — Columbus is booming. But Dublin and New Albany lifestyle costs add up. When credit cards get stretched and scores drop, we manually underwrite FHA and VA loans when banks say no.
Joe Shalaby
Founder & Senior Loan Officer
NMLS #139369
"Columbus is one of the fastest-growing metros in the Midwest. Dublin and New Albany have some of the best schools in Ohio — and the property taxes to match. Add in the lifestyle, the cars, keeping up with the neighbors... credit cards get stretched. Manual underwriting looks at the full picture, not just the score."
Why Columbus Suburb Homeowners Need Manual Underwriting
Midwest Boom Town
Columbus is growing fast. Intel, Amazon, tech startups — high incomes but also high expectations in Dublin and New Albany. Credit cards get stretched.
Top School Districts
Dublin, New Albany, Upper Arlington — some of Ohio's best schools. Premium neighborhoods mean premium prices and premium lifestyles.
Medical & Tech Income
OSU Wexner Medical Center, Nationwide, tech startups — we understand complex income structures, RSUs, and physician compensation.
FHA Manual Underwriting
- Credit scores down to 500 FICO
- Loan limit: $524,225
- Physician and tech income accepted
- DTI up to 50% with compensating factors
VA Manual Underwriting
- No minimum credit score
- $0 down, no PMI
- Wright-Patterson, DSCC veterans
- No loan limit for eligible veterans
Recent Closings in Columbus Suburbs
FHA purchase — OSU surgeon with $70k credit card debt. Denied by Huntington. Manual underwriting approved with strong physician income.
Air Force veteran from Wright-Patt. Credit dropped during transition. $0 down, no PMI, closed in 24 days.
Consolidated $58k credit cards. Monthly payments dropped $1,700. Score recovered to 705 in 5 months.
FHA & VA Loan Questions for Columbus
Can I get an FHA loan in Dublin or New Albany with a 520 credit score?
Yes. We manually underwrite FHA loans down to 500 FICO in Dublin, New Albany, Upper Arlington, Bexley, and all Columbus metro affluent suburbs.
What's the FHA loan limit in Franklin County Ohio?
For 2025, the FHA limit in Franklin County is $524,225 for a single-family home. We also have NON-QM options for higher amounts.
Do you work with Ohio State medical professionals and tech workers?
Absolutely. Columbus has OSU Wexner Medical Center and a growing tech scene. We understand physician income, startup equity, and the unique aspects of these professions.