ATTENTION: For Those who are serious about Getting Pre-Qualified FAST!
Bill Rapp, Mortgage Originator:
NMLS 228246
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HERE'S WHAT MY CLIENTS SAY:
What People Are Saying:
Excellent Service
Bill is an exceptional loan officer. He helped us to purchase our home with very personal and professional service. He helped us navigate the whole process from start to closing without any problems. We didn't think we're qualified to purchase a house, but Bill went above and beyond to find a way to help us achieve our goal. He always responded very quickly with our requests, he would come back with different options with comparison chart to clearly indicate how much we need for down payment, monthly payments, interest rates, closing costs etc.
We would highly recommend Bill to anyone in need of lending services. In fact, we have already recommended Bill to one of our friends on purchasing a house.
--- David Chan - Houston, TX
Bank Statement Lending!
William Rapp of Network Funding, L. P. was very professional and I felt comfortable in dealing with him. I will definitely recommend him to family and friends.
--- Ian F - Missouri City, TX
Professionalism - Expert In Home Style Loan
Bill is an expert in the topic, his explanations and online material make a difference and he is always there from the beginning to the end. He is committed to make thing happen.
--- Felipe Caldern & Carolina Angel Gutierrez
Great Service!
Bill Rapp's handling of our loan (even though out of state) was unparalleled to any service I have been through prior, including 3 different real estate transactions and multiple refinances. Extremely quick close, with great options and flexibility for my families needs. All around A+
--- Chris & Beth Sheehan - San Jose, CA
Knowledgeable and Responsive!
Bill was a pleasure to work with and he made the loan process fairly easy. He answered all questions I had very quickly and was straight forward in doing it. I would recommend Bill to others.
--- Wes Brady - Richmond, TX
Very professional and always returned our calls!
Bill takes a lot of pride in his job and is very dependable. They were very patient and understanding. He went out of his way and explained all my questions and concerns. They were very professional and returned my phone calls and emails. He did a great job and I fully recommend him.
--- Therese, Malcom & Shirley Teixeira - Katy, TX
Great Job!
Bill helped us out from beginning to end of loan process. The loan closed in a timely manner as Bill worked hard with bank to get our to the final steps.
--- Kamal & Theresa Wilson - Hartford, CT
Avid Problem-Solver and Absolute Pleasure to Work With!
Bill Rapp worked very hard to ensure that we closed our loan and were able to move into our new home. He always had alternatives to any problems we encountered while closing. He worked with us from the beginning identifying solutions to any problems that we were having. He was an absolute pleasure to work with!
--- Nikita Rayani & Sanit Tejani - Houston, TX
Awesome to work with!
Being a first-time buyer I came in with lots of questions and concerns. Bill was always available for any questions I had and answered everything to my satisfaction. Bill made the loan process so painless that I could still concentrate on other things. We ended up closing early which made things even better. If you are in need of a lender and want someone who is very approachable and stays on top of your loan then Bill is your guy.
--- Cesar Raya - Richmond, TX
Loan Declined by my bank, and he saved the day!
Bill, did an amazing job helping me close on my house. He took the reigns and reassured me the best route to take to help close. He was accountable, thorough and trustworthy. I will continue to work with Network Funding, L.P. when it comes to home buying in the future because of the quality of service Bill gave.
--- Jacob Smith - Boerne, TX
Bill Rapp Will Definitely Make It Happen!
Bill is the most kind, patient and helpful person I have ever known. He answers his phone calls and emails promptly. You can ask him a million questions, and he will answer each and every one of them. Before I started working with Bill, I had been turned down for a home loan, because of some past credit issues I had, plus I was a single mother. However, once I started working with Bill, he was able to quickly get me a home loan, with a good interest rate. I would recommend that you call him, as he will help you.
--- Corinne Wilson - Roselle, NJ
Knowledgeable, Honest, Trustworthy, and Reliable!
"I will definitely keep you in mind. If anyone I know needs financing, I will send them your way!"
--- Jon & Andrea Saleem, CRPC Financial Advisor - Houston, TX
Best Dam Mortgage Guy a man could know!
"Hands down the best loan experience to date!"
--- Gabe & Chelsea Jackson - Pearland, TX
Phenomenal, Hard Working and Never Quits!
Had a stupid foreclosure that could have been avoided if ex’s attny would have sent my buy out offer. So Bill was able to push this through with a 4 year foreclosure. He worked his butt off, was very diligent with his communication; and was very professional talking to me even when I was screaming and/or crying at him. Highly recommend this lender. He really go to the ends of the earth to help you!
--- Liz Keeter - Harlingen, TX
Exceptional customer service!
Bill is the most kind, patient and helpful person I have ever known. He answers his phone calls and emails promptly. You can ask him a million questions, and he will answer each and every one of them. Before I started working with Bill, I had been turned down for a home loan, because of some past credit issues I had, plus I was a single mother. However, once I started working with Bill, he was able to quickly get me a home loan, with a good interest rate. I would recommend that you call him, as he will help you.
--- Isha Lopez & Mauricio Garcia - Houston, TX
Service with a capitol S
Bill went above and beyond at every turn. He worked late on Saturday, he worked late all the time. We wanted to close ASAP and he really helped make it happen for us.
--- Jeff & Wendy Heger - Houston, TX
Best Buying Experience!
I would would highly recommend going with Network Funding LP. As a first time home buyer I didn't know what to expect. Bill Rapp was very helpful in answering all my questions and guided me through all ghe steps. I couldn't have asked for a better buying experience!
--- Tabitha Turner - Humble, TX
Would recommend him and use him again!
Very involved and professional . Kept me informed and up to date on everything that was going on Went with me closing and was very helpful and knowledgeable.
--- Kathy Ward - Houston, TX
Great experience!
Well I meet bill back in December 2016 he got recommended by my real estate agent we had a house in sight and started the process to get approved but we fail due to my work history and credit bill told me not to give up and put me in contact with a credit repair company they help me bring my score up and bill walk me thru the process of getting a new line so this time around we got approved before looking for our house after we found it we still had a couple of hick up but with bills help on Sunday 6-18-17 to be exact Father's Day bill called me to give me the great news that we had got approved and the closing date was as scheduled bill was more than just a lender to my family he became a friend and I'm alway going to have him in mind for any other financial situation.
--- Alejandres Felimon - Richmond, TX
I really liked his attitude!
I wouldn't usually say this but the way he had handled my mortgage was really pleasant. I personally enjoyed the time spent with him while we discussed feasible rates. He's a great man with a great personality and he offered really low interests as well. Definitely recommend him to others.
--- Tom Troiano - Atlantic City, NJ
He's nothing short of a miracle!
I'm a self-employed businessman and had him figure out the mortgage of the house after 30% down payment. The interest rates I received were incredibly low given what I had thought of earlier. One other important thing to note was that I hadn't really taken any loans earlier, so I had no credit history. He helped me out with all that as well so I can't really call him anything else but a miracle.
--- Fran Suarez - Cleveland, OH
He's really helpful!
I made a bid to him and the very same day he gave me an offer which I couldn't resist. It was too intimidating with those incredibly low interest rates and all, thoroughly recommend him.
--- Kenny Mickle - Houston, TX
Expeditious!
Bill was very expeditious and made it real easy going through the loan process. I felt he was on top of things.
I deal with investment properties and will more than likely call on him again.
--- Wayne King - Pensacola, FL
Bill was great!
Bill made us feel like a friend all the way thru the process. He was patient and explained everything he needed clearly. He was available ANYTIME we had questions or needed more information. Hopefully we won’t go thru this process again anytime soon, but if we do - we’d choose Bill! =)
--- Barbra & Nick Grimmer - Austin, TX
Great broker!
Bill was a great broker to work with. As first time home buyers we had many questions about the process, Bill took the time to help us even calling us back on weekends with answers. I would not hesitate to recommend him to anyone looking for a broker to work with.
--- Murray & Lisa Turner - Pensacola, FL
Outstanding service!
I couldn't have been more pleased with Bill's level of service. He made what is typically a lengthy, arduous process far quicker and easier at every turn. I'm extremely comfortable recommending Bill to friends and family, and will definitely utilize his services again!
--- Jim Lipari - Austin, TX
Jumbo and Non-QM Mortgages: Made Simple
Getting a jumbo or Non-QM mortgage is easier than most people expect. This guide explains what these loans are, who they’re for, and when they make sense.
What Is a Jumbo or Non-QM Loan?
A jumbo mortgage—also called a non-conforming loan—is any mortgage that does not meet the guidelines set by Fannie Mae and Freddie Mac.
Fannie Mae and Freddie Mac were created by Congress to provide liquidity and stability in the mortgage market. They buy mortgages from lenders, but only if those loans meet strict rules for:
Loan amount
Credit score
Down payment
Debt-to-income ratio
Post-closing reserves
Loans that exceed these limits are considered non-conforming.
When Do You Need a Jumbo Loan?
You’ll need a jumbo loan when the loan amount exceeds the conforming limit in your area.
How Jumbo and Non-QM Loans Are Underwritten
Jumbo loans are evaluated using the same fundamentals as conventional loans:
Credit score
Down payment
Debt-to-income ratio (DTI)
Cash reserves after closing
That said, jumbo loans often allow more flexibility in how those factors are evaluated.
Credit Scores
Most jumbo programs are available with credit scores as low as 660, though higher scores receive better rates. Borrowers with 760+ credit generally receive the most favorable terms.
Cash Reserves
Jumbo loans usually require more reserves than conforming loans.
Typical requirement: 12 months of reserves
Often split between liquid cash and retirement assets
Exceptions may be available with strong income, low DTI, or large down payments.
Where Jumbo Loans Are More Flexible
Higher DTI allowances
While conforming loans often cap DTI around 43%, jumbo loans may allow higher ratios if the borrower has strong reserves or equity.
More logical income analysis
Self-employed borrowers may qualify with one year of tax returns instead of two if they can document business stability and industry experience.
Lower down payments without mortgage insurance
Some jumbo programs allow 10% down—and sometimes less—without mortgage insurance. Rates may be slightly higher, and DTI requirements are typically stricter.
Piggyback loan structures
In certain cases, buyers can combine a first and second mortgage to reduce the down payment to as little as 5%. These structures are highly specialized and lender-specific.
Who Typically Uses Jumbo or Non-QM Loans?
These loans are well-suited for high-income earners who don’t want—or don’t have—their wealth tied up in cash. This group is often referred to as HENRYs: High Earners, Not Rich Yet.
HENRY borrowers often:
Earn $250,000–$500,000+ annually
Have strong credit histories
Hold significant retirement and investment assets
Prefer liquidity over tying up cash in a large down payment
Tax Considerations
Jumbo loans don’t automatically create tax advantages.
Mortgage interest is only deductible on the first $1 million of mortgage debt. If your loan exceeds that amount, the interest on the excess is not deductible.
For this reason, some borrowers choose to compare:
One jumbo loan
vs.
Two smaller loans or alternative structures
Always consult a tax professional before assuming tax benefits.
Choosing the Right Professionals
Buying a home—especially with a jumbo or Non-QM loan—is complex. You should always work with professionals who represent your interests, not just the transaction.
Real Estate Representation
Seller’s agents represent the seller
Buyer’s agents represent the buyer
Transaction brokers represent no one
As a buyer, it’s almost always best to work with a buyer’s agent who has a legal duty to protect your interests.
Mortgage Broker vs. Bank
A mortgage broker typically has access to many lenders, not just one bank’s in-house programs. This often results in:
Better pricing
More flexible loan options
Specialized programs banks may not offer
Even if you like your bank, remember: most banks sell loans shortly after closing anyway. Loyalty should never cost you better terms.
Foreign National Mortgages
You do not need to be a U.S. citizen to qualify for a mortgage.
Eligible Borrowers
Permanent residents (green card holders)
Non-permanent residents with valid work authorization
Refugees or individuals granted asylum
Non-resident foreign buyers may also qualify, but usually with:
Higher down payments (30–50%)
Higher interest rates
Fewer program options
Legal residency and proper documentation are mandatory.
Bank Statement Loans for Self-Employed Borrowers
If you’re self-employed and traditional tax returns don’t reflect your true income, a bank statement mortgage may be the solution.
How They Work
Instead of W-2s or tax returns, lenders use 12–24 months of bank statements to calculate income based on actual deposits.
Ideal For:
Business owners
Independent contractors
Freelancers and gig workers
Borrowers with significant tax write-offs
Trade-Offs
Because these loans are considered Non-QM:
Rates are typically higher
Down payments may be larger
Terms vary widely by lender, so shopping matters.
Final Thought
If you’ve been told “no” by a bank or lender, it doesn’t mean you can’t qualify—it often means you’re speaking with the wrong person.
In real estate and lending, who you work with matters.
Questions About Jumbo, Non-QM, or Bank Statement Loans?
Schedule a free, no-obligation consultation with a mortgage expert who knows how to structure complex deals efficiently.
Contact the Mortgage Viking
📞 281-222-0433
🏥🦷 Doctor & Dentist Commercial Real Estate Loans: Buy Your Building, Build Equity & Grow Your Practice 💰🏢
🏥🦷 Doctor & Dentist Commercial Real Estate Loans: Buy Your Building, Build Equity & Grow Your Practice 💰🏢
🏢💵 Stop Leasing and Start Owning: Commercial Real Estate Loans for Doctors & Dentists 🩺🦷
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Doctor & Dentist Commercial Real Estate Loans: Buy Your Building Instead of Leasing
For many doctors and dentists, leasing office space is simply part of running a practice. You find a good location, negotiate the lease, build out the space, and make rent payments every month.
But as your practice becomes established, an important financial question deserves consideration:
Should you continue leasing—or buy your medical or dental office building?
For the right practice, purchasing commercial real estate can transform an occupancy expense into a long-term asset. Instead of paying rent to a landlord, you may be able to build equity, gain greater control over your location, and potentially create another source of long-term wealth.
With doctor and dentist commercial real estate loans, healthcare professionals can finance owner-occupied medical and dental properties through several lending channels.
Why Doctors and Dentists Should Consider Owning Their Real Estate
A medical or dental practice can spend thousands—or tens of thousands—of dollars every month on rent.
While leasing offers flexibility, those payments generally don't create ownership in the underlying real estate.
Purchasing your building changes the equation.
Instead of paying a landlord, your practice makes payments on an asset you own. Over time, principal reduction and potential property appreciation can help build equity.
Ownership can offer several potential advantages:
Build equity. A portion of your mortgage payment reduces principal and increases your ownership position.
Control your location. Ownership can reduce exposure to lease renewals, rent increases, landlord decisions, or relocation risk.
Customize your facility. Medical and dental practices frequently require expensive specialized improvements. Ownership may make long-term investment in those improvements more attractive.
Create a potential retirement asset. A physician or dentist may eventually sell the operating practice while retaining the commercial real estate and leasing it to the successor practice.
Diversify your wealth. Instead of having most of your financial value tied to the practice itself, commercial property can create a separate tangible asset.
Buying vs. Leasing a Medical or Dental Office
Buying isn't automatically better than leasing.
The decision should be based on your practice's financial position, growth plans, liquidity requirements, location strategy, and expected occupancy period.
Leasing may make more sense for a newer practice that expects to grow rapidly or isn't certain where it wants to remain long term.
Ownership becomes increasingly attractive when the practice has predictable cash flow, expects to remain in the location for several years, and has sufficient liquidity to handle the acquisition.
The key is to compare the total economics of buying versus leasing, rather than simply comparing monthly rent with a proposed mortgage payment.
SBA 504 Loans for Doctors and Dentists
The SBA 504 loan program can be particularly attractive for healthcare professionals purchasing owner-occupied commercial real estate.
SBA 504 financing is designed primarily for major fixed assets such as commercial property and equipment.
A typical transaction combines financing from a conventional lender with an SBA-backed Certified Development Company loan and a borrower equity contribution.
For an eligible doctor or dentist, this structure may provide attractive long-term financing while allowing the practice to preserve more working capital than would be possible with a larger conventional down payment.
SBA eligibility, occupancy requirements, borrower contribution and transaction structure must be evaluated for each individual loan.
SBA 7(a) Loans for Medical and Dental Practices
An SBA 7(a) loan may also be worth considering.
Unlike a loan designed exclusively around the real estate, SBA 7(a) financing can potentially accommodate multiple components of a business transaction, subject to SBA eligibility and lender underwriting.
Depending on the transaction, financing could potentially involve real estate, equipment, improvements and other eligible business purposes.
That flexibility can make SBA 7(a) financing particularly useful when a doctor or dentist isn't simply buying a building but is simultaneously expanding or investing in the practice.
Conventional Commercial Real Estate Loans
Established practices with strong financial profiles may also qualify for conventional commercial real estate financing through banks and credit unions.
Conventional financing can provide competitive terms without the SBA structure.
Lenders generally evaluate factors including:
·Practice and borrower cash flow
·Debt-service coverage
·Personal liquidity
·Credit profile
·Property value and loan-to-value ratio
·Practice history
·Global debt obligations
·Property type and marketability
This is one reason it's useful to evaluate several lending channels rather than assuming the first bank proposal represents the entire market.
What If You Want to Build a Medical or Dental Office?
Doctors and dentists aren't limited to purchasing existing properties.
Financing may also be available for ground-up construction or substantial renovation, depending on the borrower, project and lender.
Building a facility can provide greater control over layout and design. That's particularly important for practices requiring treatment rooms, plumbing, imaging equipment, surgical areas, laboratories, specialized electrical systems or other expensive improvements.
However, construction financing introduces additional underwriting considerations, including the construction budget, plans and specifications, contractor experience, contingency reserves, timeline and completed value.
Can You Buy More Space Than Your Practice Needs?
Potentially.
This can be an attractive strategy for growing medical and dental practices.
For example, a dentist occupying 5,000 square feet might consider acquiring a larger building and leasing excess space to complementary tenants.
This could create rental income while preserving room for future expansion.
However, financing rules—including SBA owner-occupancy requirements when applicable—must be considered before structuring the purchase.
What Commercial Lenders Look at Before Approving the Loan
Owning a successful medical or dental practice doesn't automatically guarantee approval.
Commercial lenders generally want to understand both the borrower and the property.
That means underwriting may include business tax returns, personal financial statements, interim financial statements, debt schedules, practice history, liquidity, credit, property information and projections when appropriate.
The lender ultimately needs confidence that the practice can comfortably support the proposed real estate debt.
Get Prequalified Before Shopping for Your Building
One of the most important steps can happen before you make an offer.
Determine approximately how much commercial real estate your practice can reasonably finance.
A preliminary financing analysis can help estimate your likely loan amount, down payment, debt service and lender requirements.
That allows you to search for properties within a realistic acquisition range instead of finding the perfect building first and discovering afterward that the financing doesn't work.
Stop Leasing. Start Building Equity.
Your practice may be one of your most valuable assets.
Your real estate could become another.
For doctors and dentists who expect to remain in a location long term, purchasing a medical or dental building can provide greater control while potentially creating equity and long-term wealth.
The question isn't simply:
"Can I afford to buy a building?"
A better question may be:
"What does continuing to lease cost me over the next 10 or 20 years compared with owning?"
The Bill Rapp – CommLoan Empower Program can help doctors, dentists and other business owners evaluate commercial financing options across multiple lending channels and determine which structure best fits the transaction.
Considering purchasing your medical or dental office? Start with the financing analysis before you start shopping.
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Bill Rapp, CCIM
Director | CommLoan
📞 281-222-0433
📧 [email protected]
🌐 https://billrapp.commloan.com/
🌐 https://HoustonCommercialMortgage.com/
Commercial Real Estate Financing Nationwide
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