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Bill Rapp, Mortgage Originator:
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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 Mortgages in Texas: How Physician Home Loans Work 🔑
🩺🏡 Doctor & Dentist Mortgages in Texas: How Physician Home Loans Work 🔑
💰🩺 Texas Doctor Loans Explained: Low-Down-Payment Mortgage Options for Physicians & Dentists 🏡✨
________________________________________________________________________________
Doctor & Dentist Mortgages in Texas: How They Work
Doctors and dentists often have an unusual financial profile: significant earning potential paired with substantial student loan debt, limited accumulated savings early in their careers, and sometimes a brand-new employment contract.
Traditional mortgage underwriting does not always fit that profile.
That is where doctor and dentist mortgages in Texas, often called physician mortgage loans or doctor loans, can provide an alternative.
These specialized mortgage programs are designed for physicians, dentists, residents, fellows, and other eligible medical professionals. Depending on the lender and borrower profile, programs may offer little or no down payment, no private mortgage insurance (PMI), more flexible treatment of student loans, and the ability to qualify using a signed employment contract.
If you're a medical professional buying a home in Texas, understanding how these programs work can help you determine whether a doctor mortgage, conventional loan, jumbo mortgage, or another financing strategy makes the most financial sense.
What Is a Doctor Mortgage?
A doctor mortgage is a specialized home loan designed around the financial characteristics of medical professionals.
A newly trained physician can have an excellent career trajectory while simultaneously carrying significant medical-school debt and having relatively little cash available for a large down payment.
A dentist opening or joining a practice can face a similar situation.
Rather than evaluating these borrowers exclusively through traditional mortgage guidelines, physician mortgage lenders may use specialized underwriting criteria.
Depending on the program, eligible borrowers can include:
·MDs
·DOs
·DDSs
·DMDs
·Medical residents
·Medical fellows
·Practicing and attending physicians
Some lenders extend eligibility to additional healthcare professions, but qualifying credentials vary significantly by program.
How Do Doctor & Dentist Mortgages Work in Texas?
The biggest difference between a physician mortgage and a standard home loan is usually underwriting flexibility.
Here are several of the most important potential advantages.
1. Low or Even 0% Down Payment Options
Accumulating a traditional 20% down payment can be difficult after years of medical or dental education.
Some Texas physician mortgage programs currently advertise 100% financing for qualified borrowers, while others provide 95%, 90%, or similar high-LTV structures depending on loan size, credit profile, occupation, and lender guidelines.
That does not mean every doctor automatically qualifies for zero down.
The maximum loan amount and required equity contribution can change considerably between lenders. That's one reason comparing multiple physician mortgage programs can be valuable.
2. No Private Mortgage Insurance on Some Programs
With many conventional mortgages, putting less than 20% down can result in private mortgage insurance.
Physician mortgage programs frequently take a different approach.
Some doctor loan programs offer high-LTV financing without borrower-paid PMI, potentially making a smaller down payment more attractive.
But buyers should compare the complete economics rather than evaluating PMI alone.
Interest rate, closing costs, reserves, loan structure, adjustable-versus-fixed pricing, and long-term plans all matter.
3. More Flexible Student Loan Treatment
This can be particularly important for physicians and dentists.
A medical professional may have substantial student loan balances even though their future earning capacity is strong.
Depending on the lender, physician mortgage underwriting may provide different treatment for deferred student debt or income-driven payments than a traditional mortgage program.
The exact calculation is lender-specific, so borrowers should never assume their student loans will automatically be ignored.
Instead, have a mortgage professional evaluate the actual student loan documentation before deciding how much home you can comfortably purchase.
4. You May Be Able to Qualify With a New Employment Contract
Imagine completing residency in another state and accepting an attending position in Houston.
You want to purchase your Texas home before starting work—but you don't have pay stubs from the new position yet.
Certain physician mortgage programs allow qualifying medical professionals to use an acceptable signed future employment contract when qualifying.
That can be particularly useful for:
·Residents transitioning into practice
·Fellows completing training
·Doctors relocating to Texas
·Dentists accepting new positions
·Physicians moving between hospital systems
The permissible time between closing and employment start date varies by lender.
5. Higher Loan Amounts May Be Available
Medical professionals buying in higher-cost neighborhoods may need financing above standard conforming loan limits.
Doctor mortgage programs can sometimes provide high-LTV financing at larger loan amounts, making them worth comparing with traditional jumbo mortgages.
This can be especially relevant for physicians and dentists purchasing homes in markets such as Houston, Dallas-Fort Worth, Austin, and San Antonio.
Who Can Qualify for a Texas Doctor Loan?
Eligibility varies from lender to lender.
Core qualifying professions commonly include MD, DO, DDS, and DMD borrowers, with many programs also covering residents and fellows.
Other programs may expand eligibility to veterinarians, podiatrists, pharmacists, optometrists, advanced-practice medical professionals, or other healthcare occupations.
Beyond professional credentials, the lender will generally evaluate factors such as:
Credit profile: Doctor loans aren't no-credit-check mortgages. Minimum credit requirements vary by lender and financing level.
Employment: Current employment or an acceptable future employment contract may be required.
Debt-to-income ratio: Physician programs may provide flexibility, particularly around student loans, but borrowers still must demonstrate an ability to repay the mortgage.
Assets and reserves: Even a zero-down loan can require cash for closing costs and/or reserves.
Property type: Many programs focus on owner-occupied primary residences. Eligibility for condominiums and other property types can vary.
Doctor Mortgage vs. Conventional Mortgage
A doctor loan isn't automatically better simply because you're a doctor.
Suppose you have excellent credit, substantial savings, limited student debt, and enough money for a significant down payment. A conventional or jumbo mortgage could potentially provide better overall economics.
Conversely, if you're finishing residency, carrying substantial student loans, relocating for a new position, and want to preserve liquidity, a physician mortgage could be extremely valuable.
The better question is:
Which mortgage structure produces the best combination of payment, liquidity, flexibility, and long-term cost for your situation?
That requires comparing the numbers.
Should Doctors Put 0% Down If They Can?
Not necessarily.
Zero-down financing can preserve capital for moving expenses, emergency reserves, investments, student loans, or other financial priorities.
But leverage has consequences.
A larger mortgage generally means a larger payment, more interest expense, and less immediate equity.
Medical professionals should consider the mortgage as part of their broader financial strategy—not simply maximize leverage because the lender permits it.
Sometimes preserving $100,000 of liquidity is strategically valuable.
In another situation, making a larger down payment may be preferable.
The right answer depends on the borrower.
An Important Texas Consideration: Property Taxes
Texas does not impose an individual state income tax, but property taxes can represent a substantial component of a homeowner's monthly housing expense.
A doctor evaluating a $1 million home should therefore look beyond principal and interest.
Your analysis should consider:
Principal + Interest + Property Taxes + Homeowners Insurance + HOA + Other Applicable Housing Costs
This gives you a much better representation of the true monthly obligation.
Why Work With a Mortgage Broker on a Doctor Loan?
Physician mortgages are not one standardized national product.
Individual banks and lenders establish their own eligibility, LTV, loan amount, student debt, employment, reserve, credit, and property guidelines.
That creates an important opportunity for borrowers.
Instead of asking only:
"Can I get a doctor loan?"
Ask:
"Which financing structure is best for my specific financial profile?"
At Medallion Funds Mortgage, the objective is to evaluate the borrower's overall situation and compare appropriate financing strategies rather than forcing every medical professional into the same mortgage product.
Depending on your situation, that could include a physician mortgage, conventional financing, jumbo financing, or another suitable mortgage program.
The Bottom Line
Doctor and dentist mortgages can solve a genuine financing challenge.
Medical professionals frequently have high future earning potential but student debt, limited accumulated liquidity, or employment circumstances that don't fit neatly into conventional underwriting.
Specialized physician mortgage programs can help bridge that gap.
Depending on the lender and borrower qualifications, potential benefits can include:
·0% or low-down-payment financing
·No borrower-paid PMI
·Flexible student loan treatment
·Future employment contract consideration
·Higher loan amounts
·Specialized underwriting for physicians and dentists
But the best mortgage isn't necessarily the one offering the smallest down payment.
It is the mortgage that best fits your income, debt, liquidity, career trajectory, homeownership plans, and long-term financial objectives.
Ready to Explore Your Texas Doctor Mortgage Options?
If you're a physician, dentist, resident, or fellow preparing to buy a home in Texas, Medallion Funds Mortgage can help you evaluate your financing options and determine which mortgage structure fits your situation.
Bill Rapp
Partner & Capital Advisor | Medallion Funds
Commercial Lending Nationwide
Residential Lending in AL, CA, CO, NV & TXBottom of Form
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© Bill Rapp, Medallion Funds LLC, Director of Capital Advisory
Main Office:
Medallion Funds
[email protected]
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