ATTENTION: Self-Employed, Jumbo & Non-QM Buyers in Katy, TX (and across Texas) โ Get Pre-Qualified FAST
Bill Rapp, Mortgage Originator:
NMLS 228246 | Serving Katy & the Texas Region
Expertise in Self-Employed, Jumbo, & Non-QM Mortgages.
Your Texas Mortgage Specialist in Katy & Beyond!
Get Your Katy, TX Mortgage Quote (Self-Employed โข Jumbo โข Non-QM)
Enter your name and email to get your options and next steps:
WITH PROVEN STRATEGIES & PROVEN RESULTS
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.
๏ปฟ--- 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.
๏ปฟ--- 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.
๏ปฟ--- 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.
๏ปฟ--- 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 exโs 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 wonโt go thru this process again anytime soon, but if we do - weโd 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
Self-Employed, Jumbo, and Non-QM Mortgages in Katy, TX and Texas
Getting a mortgage as a self-employed borrower or through Jumbo and Non-QM programs in Katy and the wider Texas area is simpler than you might think. This guide covers what these loans are, who they help, and when they make sense.
What Is a Jumbo or Non-QM Loan?
A jumbo mortgageโalso called a non-conforming loanโis any mortgage that exceeds the loan limits set by Fannie Mae and Freddie Mac.
Fannie Mae and Freddie Mac, established by Congress, support liquidity and stability in the mortgage market by buying loans that meet strict requirements for:
Loan amount
Credit score
Down payment
Debt-to-income ratio
Post-closing reserves
Loans exceeding these limits are considered non-conforming.
When Do You Need a Jumbo Loan?
Youโll need a jumbo loan when the loan amount goes above the conforming limit specific to Katy, TX, or other Texas regions.
How Jumbo and Non-QM Loans Are Underwritten
Jumbo loans use the same essential criteria as conventional loans:
Credit score
Down payment
Debt-to-income ratio (DTI)
Cash reserves after closing
However, jumbo loans often offer greater flexibility in evaluating these factors.
Credit Scores
Most jumbo programs accept credit scores starting at 660, although higher scores get better rates. Borrowers with scores above 760 generally secure the best terms.
Cash Reserves
These loans typically require more substantial reserves than conforming loans.
Standard requirement: 12 months of reserves
Reserves may be split between cash and retirement accounts
Exceptions can apply for strong income, low DTI, or sizable down payments.
Flexible Features for Self-Employed and Jumbo Loan Borrowers
Higher DTI allowances
Jumbo loans may accept higher DTI ratios if backed by strong reserves or equity.
Income Verification for Self-Employed
Self-employed applicants in Katy, TX, can often qualify with just one year of tax returns if they demonstrate stable business performance and industry experience.
Lower Down Payments Without Mortgage Insurance
Certain jumbo programs allow for as little as 10% down without mortgage insurance, with slightly higher rates and stricter DTI limits.
Piggyback Loan Options
Some buyers can combine first and second mortgages to reduce down payments to as low as 5%. These specialized options vary by lender.
Who Benefits from Jumbo and Non-QM Loans in Texas?
These loans are ideal for high-income earners and self-employed professionals in Katy and Texas who want to keep cash liquid rather than tied up in down payments. This group is often called HENRYs: High Earners, Not Rich Yet.
Typical borrowers:
Earn $250,000โ$500,000+ per year
Maintain strong credit
Have significant retirement and investment assets
Prefer liquidity over large upfront cash requirements
Tax Considerations
Jumbo mortgages donโt typically offer special tax advantages.
Mortgage interest deduction applies only to the first $1 million of mortgage debt. Interest on amounts above this is not deductible.
Borrowers might compare:
One jumbo mortgage
vs.
Multiple smaller loans or alternative structures suited for Texas borrowers
Consult a tax advisor for personalized advice.
๐ก Mortgage Broker Near Me: 10 Things to Look for Before Choosing a Mortgage Professional ๐
๐ก Mortgage Broker Near Me: 10 Things to Look for Before Choosing a Mortgage Professional ๐
๐ฐ How to Find the Best Mortgage Broker Near You: Compare Rates, Fees & Loan Options Before You Buy ๐
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๐ก Mortgage Broker Near Me: 10 Things to Look for Before Choosing a Mortgage Professional ๐
Searching for a "mortgage broker near me" is often one of the first steps toward buying a home, refinancing an existing mortgage, or financing an investment property.
But here's something many borrowers don't realize:
The closest mortgage broker isn't necessarily the best mortgage broker for your financial situation.
Choosing the right mortgage professional can influence your loan options, closing costs, interest rate, monthly payment, and overall homebuying experience.
Whether you're purchasing your first home in Katy, moving to Fulshear, refinancing in Houston, or purchasing rental property, knowing what to look for can help you make a more informed financial decision.
At Medallion Funds, we believe mortgage financing should begin with understanding your goalsโnot simply quoting an interest rate.
Let's explore ten important factors to evaluate before choosing a mortgage broker.
1. Understand What a Mortgage Broker Actually Does
A mortgage broker serves as an intermediary between borrowers and mortgage lenders.
Unlike a traditional bank that primarily offers its own mortgage products, a mortgage broker can work with multiple wholesale lenders to identify financing options that may fit your financial circumstances.
A mortgage broker typically helps borrowers:
ยทEvaluate available mortgage programs.
ยทCompare loan structures and pricing.
ยทUnderstand qualification requirements.
ยทPrepare mortgage applications and documentation.
ยทNavigate underwriting and closing.
ยทIdentify financing alternatives for unique financial situations.
For example, a self-employed borrower who struggles to qualify through a traditional bank may benefit from exploring alternative documentation programs through a mortgage broker.
Key takeaway: A good mortgage broker helps you evaluate financing solutions, not just complete a loan application.
2. Look for Experience and Mortgage Industry Knowledge
Mortgage lending involves much more than credit scores and interest rates.
A knowledgeable mortgage broker should understand:
ยทDebt-to-income ratios (DTI).
ยทLoan-to-value ratios (LTV).
ยทMortgage underwriting requirements.
ยทCredit qualification standards.
ยทProperty appraisal issues.
ยทMortgage insurance.
ยทClosing costs and prepaid expenses.
ยทConventional and government-backed loan programs.
Ask prospective brokers how long they've worked in mortgage lending and whether they regularly handle transactions similar to yours.
At Medallion Funds, Bill Rapp brings mortgage lending experience dating back to 2002, along with commercial real estate and capital advisory expertise.
That combination can be particularly valuable for borrowers whose financial goals involve both homeownership and real estate investing.
3. Compare Mortgage Loan Programs, Not Just Interest Rates
Not every borrower fits the same mortgage program.
An experienced mortgage broker should evaluate your financial profile and discuss financing options that match your needs.
Common mortgage products include:
Conventional Loans
Often appropriate for borrowers with qualifying credit, income, and down payment resources.
FHA Loans
Government-insured mortgages that may provide flexible qualification opportunities for eligible borrowers.
VA Loans
Designed for eligible veterans, active-duty military personnel, and certain surviving spouses. Qualified borrowers may be able to purchase a home without a down payment.
USDA Loans
May offer zero-down-payment financing for eligible borrowers purchasing qualifying properties in designated areas.
Jumbo Mortgages
Designed for loan amounts exceeding applicable conforming loan limits.
Doctor and Dentist Mortgage Programs
Specialized financing programs that may offer attractive features for eligible medical professionals.
Bank Statement Mortgages
Alternative documentation programs that may help qualifying self-employed borrowers demonstrate income through business or personal bank deposits.
DSCR Investor Loans
Real estate investor financing that generally emphasizes rental property cash flow rather than traditional personal income calculations.
Not every lender offers every product, and eligibility, pricing, down payments, and documentation requirements vary.
The best mortgage program is the one that aligns with your financial qualifications, property, and long-term goals.
4. Ask About Mortgage Rates, APR, and Total Closing Costs
One of the biggest mistakes borrowers make is choosing a mortgage solely because of an advertised interest rate.
The lowest quoted interest rate does not automatically mean the lowest overall borrowing cost.
When comparing mortgage offers, evaluate:
ยทInterest rate.
ยทAnnual Percentage Rate (APR).
ยทDiscount points.
ยทOrigination charges.
ยทLender credits.
ยทMortgage insurance.
ยทEstimated monthly payment.
ยทCash required to close.
ยทTotal financing costs over your expected ownership period.
For example, one lender might offer a lower interest rate but charge substantial discount points.
Another lender might offer a slightly higher rate with fewer upfront costs.
Depending on how long you plan to keep the mortgage, the second option could be financially preferable.
Ask your mortgage broker to explain the Loan Estimate and compare the total cost of each financing option.
5. Evaluate Communication and Responsiveness
Mortgage transactions are deadline-driven.
Purchase contracts, financing contingencies, appraisal schedules, underwriting conditions, and closing dates all require coordination.
A mortgage broker who communicates poorly can create unnecessary uncertainty.
Before choosing a broker, ask:
ยทHow quickly do you respond to questions?
ยทWill I work directly with you or primarily with a processing team?
ยทHow frequently will I receive updates?
ยทHow are underwriting issues handled?
ยทWill you communicate with my real estate agent?
ยทWhat happens if unexpected problems arise before closing?
The answers can reveal whether the broker has a reliable process.
Strong communication is especially important when you're purchasing a home under a tight contract deadline.
6. Check Licensing, Credentials, and Professional Reputation
Before working with a mortgage professional, verify their licensing information.
The Nationwide Multistate Licensing System (NMLS) provides a free consumer lookup tool.
You can research mortgage companies and individual mortgage loan originators at:
https://www.nmlsconsumeraccess.org/
Review the professional's licensing status, company affiliation, and relevant regulatory information.
You should also consider client reviews, referrals from real estate professionals, and the broker's experience with your particular loan type.
Bill Rapp Jr. | NMLS #228246
Medallion Funds provides residential mortgage services in states where it is appropriately licensed or authorized.
7. Choose a Broker Who Understands Your Local Housing Market
If you're searching for a mortgage broker in Katy, TX, mortgage broker in Fulshear, or mortgage broker in Houston, local real estate knowledge can provide additional value.
The Greater Houston housing market includes established neighborhoods, master-planned communities, new construction, suburban expansion, and investment properties.
Different transactions may present different financing considerations.
For example:
New Construction Homes
Builder incentives, interest-rate buydowns, extended closing schedules, and appraisal considerations can affect financing decisions.
First-Time Homebuyers
Down payment requirements, closing costs, property taxes, and mortgage insurance may influence affordability.
Real Estate Investors
Rental income, reserve requirements, DSCR calculations, and property condition can affect financing eligibility.
Texas Homebuyers
Property taxes, homeowners insurance, flood insurance where applicable, and homeowners association assessments should be evaluated when calculating monthly housing costs.
A broker familiar with these considerations can help borrowers prepare more effectively.
8. Look for Solutions for Nontraditional Borrowers
Traditional mortgage underwriting does not work equally well for every borrower.
Some applicants have strong financial resources but unconventional income documentation.
Examples include:
ยทSelf-employed business owners.
ยทIndependent contractors.
ยทGig economy workers.
ยทReal estate investors.
ยทPhysicians beginning their careers.
ยทBorrowers with substantial assets but limited W-2 income.
ยทBorrowers with complex tax returns.
A mortgage broker with access to specialized programs may be able to explore alternative qualification approaches.
For instance, some bank statement mortgage programs evaluate eligible deposits rather than relying exclusively on traditional tax-return income calculations.
Other programs may consider eligible assets or investment-property cash flow.
These loans can have different rates, fees, reserve requirements, and eligibility standards than conventional mortgages.
A borrower who does not qualify for one mortgage program may still have other financing options worth evaluating.
9. Ask About the Pre-Approval Process
A mortgage pre-approval can help establish your purchasing budget and strengthen your preparation before making an offer.
However, not all pre-approval processes involve the same level of review.
Ask your broker whether the process includes:
ยทCredit review.
ยทIncome documentation.
ยทEmployment verification.
ยทAsset verification.
ยทDebt analysis.
ยทReview of potential underwriting concerns.
A thorough pre-approval process can help identify issues earlier.
It can also help you understand your estimated monthly payment, cash-to-close requirements, and potential financing limitations.
Remember that pre-approval is not a final loan commitment.
Final approval generally depends on underwriting, property eligibility, appraisal, title, and other applicable conditions.
10. Choose a Mortgage Advisor Who Thinks Beyond Closing Day
A mortgage is a long-term financial obligation.
Your financing decision should consider more than simply getting approved today.
An experienced mortgage advisor should help you think through questions such as:
ยทHow long do you expect to own the property?
ยทWould a fixed-rate or adjustable-rate mortgage better fit your plans?
ยทHow much cash should you retain after closing?
ยทShould you pay discount points?
ยทWould a larger down payment improve your financial position?
ยทHow would the payment fit your long-term budget?
ยทAre you planning to purchase additional investment properties?
For some borrowers, preserving liquidity may be more important than maximizing the down payment.
For others, reducing the monthly payment may be the priority.
The right mortgage strategy should support your broader financial objectives.
Mortgage Broker vs. Bank: What's the Difference?
Both banks and mortgage brokers can provide valuable financing services.
The primary difference is how they source mortgage products.
Mortgage Broker | Traditional Bank |
May access multiple wholesale lenders | Primarily offers its own mortgage products |
Can compare participating lender programs | Offers programs available through its institution |
May offer specialized Non-QM financing | May offer proprietary or portfolio loan programs |
Coordinates financing with participating lenders | Typically originates through its own lending operation |
Pricing depends on lender and transaction | Pricing depends on bank and transaction |
Neither option is automatically cheaper or better.
Borrowers should compare actual Loan Estimates, financing terms, service quality, and product availability.
Seven Questions to Ask Before Hiring a Mortgage Broker
Before selecting your mortgage professional, consider asking:
1.How many years of mortgage lending experience do you have?
2.Which loan programs are available for my situation?
3.Can you explain your fees and how you are compensated?
4.How do your loan options compare on APR and total costs?
5.What documentation will I need for pre-approval?
6.How will you communicate throughout the transaction?
7.What potential issues do you see with my financing scenario?
A qualified mortgage professional should be comfortable discussing these questions clearly.
Why Consider Medallion Funds?
At Medallion Funds, our approach centers on helping borrowers understand their financing choices and identify mortgage solutions aligned with their goals.
Whether you're buying your first home, purchasing a larger residence, refinancing, or expanding a rental property portfolio, we can help evaluate potential lending strategies.
Our financing focus includes conventional, FHA, VA, jumbo, doctor and dentist, bank statement, Non-QM, and real estate investor loan programs.
We work with borrowers across the Greater Houston area, including Katy, Fulshear, Richmond, Cypress, Sugar Land, and surrounding communities, as well as other states where properly authorized.
Ready to Find the Right Mortgage Solution?
Searching for a mortgage broker near me should be about finding the right combination of experience, financing options, transparent costs, and professional service.
Before making one of your largest financial commitments, take time to compare your options and ask the right questions.
Bill Rapp
Partner & Director of Capital Advisory | Medallion Funds
Commercial Lending Nationwide
Residential Lending in AL, CA, CO, NV & TXBottom of Form
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ยฉ Bill Rapp, Medallion Funds LLC, Director of Capital Advisory
Serving Katy, TX & all of Texas
Call or email for a fast pre-qualification for self-employed, jumbo, and Non-QM loans.
Main Office:
Medallion Funds
[email protected]
11920 Southern Highlands PKWY Suite 302 Las Vegas, NV 89141
