Exhibit 10

                                      BB&T

                     AMENDED AND RESTATED GUARANTY AGREEMENT

BRANCH BANKING AND TRUST COMPANY                                 October 7, 2002

Dear Sirs:

As an inducement to Branch  Banking and Trust Company  ("Bank") to extend credit
to and to otherwise deal with Community Resource Mortgage,  Inc. (formerly known
as Resource  Mortgage,  Inc.)  ("Borrower")  and in consideration  thereof,  the
undersigned (and each of the undersigned jointly and severally if more than one)
hereby absolutely and unconditionally  guarantees to Bank and its successors and
assigns  the due and  punctual  payment  of any and all  notes,  drafts,  debts,
obligations and liabilities, primary or secondary (whether by way of endorsement
or otherwise), of Borrower, at any time, now or hereafter, incurred with or held
by Bank,  together with  interest,  as and when the same become due and payable,
whether by acceleration  or otherwise,  in accordance with the terms of any such
notes, drafts,  debts,  obligations or liabilities or agreements  evidencing any
such indebtedness,  obligation or liability  including all renewals.  extensions
and modifications  thereof.  The obligation of the undersigned is a guarantee of
payment and not of collection.

         The undersigned is Bank's debtor for all indebtedness,  obligations and
liabilities  for which this  Guaranty is made,  and Bank shall also at all times
have the right of set-off against any deposit  account of the  undersigned  with
Bank in the same  manner and to the same  extent  that the right of set-off  may
exist against the Borrower.

         It is understood that any such notes,  drafts,  debts,  obligations and
liabilities may be accepted or created by or with Bank at any time and from time
to time without notice to the undersigned,  and the undersigned hereby expressly
waives presentment,  demand,  protest, and notice of dishonor of any such notes,
drafts,  debts,  obligations  and  liabilities  or other  evidences  of any such
indebtedness, obligation or liability.

         Bank may receive and accept from time to time any  securities  or other
property as a  collateral  to any such notes,  drafts,  debts,  obligations  and
liabilities, and may surrender,  compromise, exchange and release absolutely the
same or any part  thereof  at any time  without  notice to the  undersigned  and
without in any manner  affecting the obligation and liability of the undersigned
hereby  created.  The  undersigned  agrees that Bank shall have no obligation to
protect, perfect, secure or insure any security interests, liens or encumbrances
now or hereafter held for the  indebtedness,  obligations  and  liabilities  for
which this Guaranty is made.

         This obligation and liability on the part of the undersigned shall be a
primary, and not a secondary, obligation and liability, payable immediately upon
demand  without  recourse  first having been had by Bank against the Borrower or
any other guarantor, person, firm or corporation, and without first resorting to
any property held by Bank as collateral  security;  and the  undersigned  hereby
waives the benefits of all  provisions  of law for stay or delay of execution or
sale of property or other  satisfaction  of judgment  against the undersigned on
account of  obligation  and  liability  hereunder  until  judgment  be  obtained
therefor  against the Borrower and execution  thereon returned  unsatisfied,  or
until  it is  shown  that  the  Borrower  has  no  property  available  for  the
satisfaction of the indebtedness,  obligation or liability guaranteed hereby, or
until any other proceedings can be had; and the undersigned  further agrees that
the undersigned is responsible  for any obligation or debt, or portion  thereof,
of the  Borrower to the Bank which has been paid by the Borrower to the Bank and
which the Bank is  subsequently  required to return to the Borrower or a trustee
for the Borrower in any bankruptcy or insolvency proceeding; and the undersigned
further agrees that none of the undersigned shall have any right of subrogation,
reimbursement  or  indemnity  whatsoever,  nor any right of recourse to security
from the debts and  obligations  of the Borrower to Bank unless and until all of
the debts and  obligations  of the Borrower to Bank have been paid in full.  The
undersigned  hereby waives any claim or right to be a creditor of the Borrower's
bankruptcy  estate  which may  arise  upon  payment  by the  undersigned  of any
obligation under this Guaranty.
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Check applicable box:

[ ] This  Guaranty is  unlimited  and applies to all  indebtedness  of Borrower,
whether now existing or hereinafter arising.

[X] This  Guaranty  applies to all  indebtedness  of Borrower  evidenced  by its
amended and restated  promissory  note number 1 dated October 7, 2002 (including
all extensions,  renewals, and modifications thereof) in the principal amount of
$14,000,000.00

[ ] This  Guaranty  is  limited  to an amount of  $______________  plus  accrued
interest,  late fees,  costs of collection  (including  attorneys' fees) and all
other obligations and indebtedness  which may accrue or be incurred with respect
to the Borrower's indebtedness and obligations to Bank.

         To secure the payment of all obligations of the undersigned  hereunder,
the  undersigned  hereby  grants a security  interest and lien in the  following
goods and property  owned by the  following  undersigned: N/A-------------------
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-----------------------------------------------------------------("Collateral").

The  undersigned  hereby  agrees to execute  and  deliver  to Bank any  security
agreement,  deed of trust, mortgage, UCC financing statement,  or other document
required  by the Bank in order to protect its  security  interest or lien in the
Collateral.  This  document  shall  constitute  a security  agreement  under the
Uniform  Commercial Code of South Carolina  ("Code"),  and in addition to having
all other legal rights and remedies, the Bank shall have all rights and remedies
of a secured party under the Code.

         This  agreement  shall inure to the benefit of Bank, its successors and
assigns, and the owners and holders of any of the indebtedness,  obligations and
liabilities hereby guaranteed,  and shall remain in force until a written notice
revoking it has been received by Bank; but such revocation shall not release the
undersigned  from liability to Bank,  its successors and assigns,  or the owners
and  holders of any of the  indebtedness,  obligations  and  liabilities  hereby
guaranteed, for any indebtedness,  obligation or liability of the Borrower which
is hereby  guaranteed and then in existence or from any renewals,  extensions or
modifications thereof in whole or in part, whether such renewals,  extensions or
modifications  are made before or after such revocation,  with or without notice
to the undersigned.  The undersigned  waives  presentment,  demand,  protest and
notices of every kind and assents to any one or more extensions,  modifications,
renewals  or  postponements  of the  time or  amount  of  payment  or any  other
indulgences  given to Borrower.  The  undersigned  shall be responsible  for and
shall  reimburse  the Bank for all costs and  expenses  incurred  by the Bank in
connection   with  the  enforcement  of  this  Guaranty  or  the  protection  or
preservation of any right or claim of the Bank in connection herewith, including
without  limitation  costs and expenses  incurred by the Bank in connection with
its  attempts  to  collect  the  indebtedness,   obligations,   and  liabilities
guaranteed hereby.  Cost and expenses shall include  reasonable  attorneys' fees
which the undersigned agrees shall be equal to 15% of the principal and interest
outstanding at the time of action by Lender described  above,  unless the actual
attorney'  fees  incurred,  based  upon  Bank's  counsel's  normal  hourly  fees
chargeable to Bank, shall be greater than 15% of principal and interest in which
case such billed  amount based on such hourly rate shall be the  attorneys'  fee
payable hereunder.

         If  the  Borrower  is  a  corporation,   this  instrument   covers  all
indebtedness,  obligations  and  liabilities  to Bank  purporting  to be made or
undertaken  on behalf of such  corporation  by any such officer or agent of said
corporation without regard to the actual authority of such officer or agent. The
term  "corporation"  shall include  associations  of all kinds and all purported
corporations, whether correctly and legally chartered and organized.

         This Guaranty is made in and shall be construed in accordance  with the
laws and judicial  decisions  of the State of South  Carolina.  The  undersigned
agrees that any dispute  arising out of this Guaranty  shall be  adjudicated  in

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either the state or federal courts of South Carolina and in no other forum.  For
that purpose,  the undersigned  hereby submits to the  jurisdiction of the state
and/or federal courts of South Carolina. The undersigned waives any defense that
venue is not proper for any action  brought in any federal or state court in the
State of South Carolina.

         This Guaranty amends and restates, and acts in lieu of and supercedes,
the Guaranty Agreement dated as of November 1, 2001 by the undersigned in favor
of the Bank.

Waiver of Appraisal Rights.  The laws of South Carolina provide that in any real
estate  foreclosure  proceeding a defendant  against whom a personal judgment is
taken or asked may within thirty days after the sale of the  mortgaged  property
apply to the court for an order of appraisal.  The statutory  appraisal value as
approved by the court would be substituted for the high bid and may decrease the
amount  of any  deficiency  owing in  connection  with the  transaction.  TO THE
FULLEST EXTENT PERMITTED BY LAW AND AS A MATERIAL  INDUCEMENT FOR LENDER TO MAKE
THE LOAN,  GUARANTOR  HEREBY WAIVES AND  RELINQUISHES  THE  STATUTORY  APPRAISAL
RIGHTS WHICH MEANS THE HIGH BID AT THE JUDICIAL FORECLOSURE SALE WILL BE APPLIED
TO THE DEBT REGARDLESS OF ANY APPRAISED VALUE OF THE MORTGAGED PROPERTY.

Witness the signature and seal of each of the undersigned.

                              [SIGNATURES OMITTED]





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