FHA & VA Manual Underwriting Down to 500 Credit Score
Tech relocations, pharma professionals, Duke and UNC doctors — the Triangle is booming. But Cary and Wake Forest lifestyle costs add up. When credit cards get stretched and scores drop, we manually underwrite when banks say no.
Joe Shalaby
Founder & Senior Loan Officer
NMLS #139369
"The Research Triangle is one of the fastest-growing metros in America. Apple, Google, pharma companies — high incomes but also high expectations. Cary, Apex, Wake Forest — these aren't cheap neighborhoods. Credit cards get stretched. Manual underwriting looks at the full picture, not just the score."
Why Triangle Homeowners Need Manual Underwriting
Tech Boom Town
Apple, Google, Cisco, pharma — the Triangle is booming. High incomes but also high lifestyle costs. Credit cards get stretched keeping up.
Top School Districts
Cary, Apex, Wake Forest — some of NC's best schools. Premium neighborhoods mean premium prices and premium expectations.
Tech & Medical Income
We understand RSU income, pharma bonuses, physician compensation, and the unique aspects of Triangle industries.
FHA Manual Underwriting
- Credit scores down to 500 FICO
- Loan limit: $524,225
- RSU and pharma income accepted
- DTI up to 50% with compensating factors
VA Manual Underwriting
- No minimum credit score
- $0 down, no PMI
- Fort Liberty (Bragg), Camp Lejeune veterans
- No loan limit for eligible veterans
Recent Closings in the Triangle
FHA purchase — Cisco engineer with $68k credit card debt. Denied by First Citizens. Manual underwriting approved with strong RSU income.
Army veteran from Fort Liberty. Credit dropped during transition. $0 down, no PMI, closed in 23 days.
Consolidated $58k credit cards. Monthly payments dropped $1,700. Score recovered to 700 in 5 months.
FHA & VA Loan Questions for the Triangle
Can I get an FHA loan in Cary or Wake Forest with a 520 credit score?
Yes. We manually underwrite FHA loans down to 500 FICO in Cary, Wake Forest, Apex, Holly Springs, and all Triangle communities.
What's the FHA loan limit in Wake County North Carolina?
For 2025, the FHA limit in Wake County is $524,225 for a single-family home. We also have NON-QM options for higher amounts.
Do you work with Research Triangle tech workers and pharma professionals?
Absolutely. The Triangle has major tech and pharma employers. We understand RSU income, bonus structures, and the unique aspects of these industries.