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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
🚀 One Commercial Loan Submission, Hundreds of Potential Lenders: The New CRE Financing Model 🏢
🚀 One Commercial Loan Submission, Hundreds of Potential Lenders: The New CRE Financing Model 🏢
💻 Commercial Real Estate Financing Is Changing: How Technology Connects One Deal to Hundreds of Lenders 💰
One Commercial Loan Submission, Hundreds of Potential Lenders: The New Brokerage Model
Commercial real estate financing has traditionally been a relationship-driven business.
An investor or business owner needed financing, contacted a bank, submitted financial information, waited for the lender to review the transaction and hoped the deal fit that institution's lending criteria.
If the answer was no—or the proposed structure wasn't competitive—the borrower might start the process again with another lender.
Technology is changing that model.
Today's commercial mortgage broker can combine capital markets expertise, technology and a broad lender marketplace to help borrowers evaluate financing opportunities across multiple sources of capital.
Instead of starting with the question, "Which bank should I call?", the better question may be:
"Which capital source is the best fit for this particular transaction?"
That distinction can fundamentally change how investors and business owners approach commercial real estate financing.
The Problem With the Traditional One-Lender Approach
Commercial real estate loans are not commodities.
Two lenders can evaluate the exact same property and reach very different conclusions regarding:
·Loan amount
·Interest rate
·Amortization
·Loan term
·Recourse
·Prepayment structure
·Debt service coverage requirements
·Loan-to-value limits
·Property eligibility
·Borrower requirements
That happens because lenders have different balance sheets, credit policies, concentration limits, geographic preferences and risk tolerances.
A bank may like multifamily but have limited appetite for hospitality.
A credit union may aggressively pursue owner-occupied commercial real estate while another lender prefers stabilized investment properties.
A bridge lender may consider a transitional property that conventional lenders will not finance.
A CMBS lender may be competitive on a stabilized investment transaction but have an entirely different structure than a community bank.
The challenge isn't simply finding a lender.
It's identifying the lenders whose capital programs align with the specific transaction.
The Commercial Mortgage Broker Is Becoming a Capital Marketplace
This is where technology can create significant value.
The modern commercial mortgage brokerage model combines the expertise of a capital advisor with technology designed to efficiently evaluate a transaction against a much larger universe of potential lending sources.
At CommLoan, technology helps support access to a broad marketplace of potential commercial real estate lenders.
Depending on the transaction, potential capital sources can include:
·Banks
·Credit unions
·CMBS lenders
·Agency lenders
·SBA lenders
·Life insurance companies
·Debt funds
·Bridge lenders
·Private lenders
·Alternative financing sources
Instead of assuming one institution has the right solution, the objective is to identify financing structures that align with the property's economics and the borrower's objectives.
One Commercial Loan Submission Can Create a More Efficient Process
Think about the traditional process.
You approach Lender A.
You submit documents.
You wait.
The lender decides the property doesn't meet its requirements.
Then you approach Lender B and potentially repeat much of the same process.
A technology-enabled commercial loan marketplace is designed to make lender discovery more efficient.
The transaction can be organized around the information lenders actually need to evaluate the opportunity:
Property → Borrower → Cash Flow → Loan Request → Business Plan → Exit Strategy
From there, the transaction can be evaluated against potential capital sources whose lending parameters may align with the deal.
That doesn't mean every loan goes to hundreds of lenders.
It means technology can help identify appropriate potential matches from a much broader lending marketplace rather than restricting the search to the handful of institutions a borrower happens to know.
Why More Lender Options Matter
Access to a larger lending marketplace isn't valuable simply because the number is bigger.
The real benefit is optionality.
Imagine an investor refinancing a $3 million commercial property.
One lender might offer:
65% LTV with a 20-year amortization.
Another might consider:
70% LTV with a 25-year amortization.
Another might provide a lower rate but include a more restrictive prepayment structure.
Yet another lender may offer greater proceeds at a higher interest rate.
Which is best?
That depends on the borrower's objectives.
If the investor expects to sell the property in three years, prepayment flexibility may matter significantly.
If the investor's priority is maximizing cash flow, amortization and debt service may carry greater weight.
If the borrower needs cash-out proceeds, leverage may become the primary consideration.
The objective is not necessarily finding the lowest advertised interest rate.
It's finding the capital structure that fits the business plan.
Technology Doesn't Replace the Commercial Mortgage Broker
This is an important distinction.
Technology can improve lender discovery, data organization and efficiency.
But commercial real estate financing still requires judgment.
A financing platform doesn't change the underlying economics of a transaction.
Someone still needs to understand:
·Net operating income
·Debt service coverage ratio
·Loan-to-value ratio
·Debt yield
·Lease rollover
·Tenant concentration
·Property condition
·Sponsor liquidity
·Borrower experience
·Market conditions
·Exit strategy
The strongest model combines technology with human capital markets expertise.
Technology helps expand and organize the search.
The commercial mortgage broker helps structure, position and communicate the transaction.
Different Deals Require Different Capital
Consider several examples.
Owner-Occupied Commercial Real Estate
A business purchasing its own warehouse, office or retail property may potentially consider conventional bank financing, credit unions or SBA financing.
The optimal structure could depend on down payment, business cash flow, expansion plans and whether equipment or working capital is also needed.
Multifamily Investment Property
A stabilized apartment property could potentially attract banks, credit unions, agency lenders, CMBS lenders and other capital sources depending on property size, leverage and economics.
Transitional Commercial Property
A property undergoing renovation, lease-up or repositioning may not qualify for permanent financing today.
A bridge lender or debt fund may provide a transitional structure until the property reaches stabilization.
Commercial Real Estate Refinance
An owner facing an upcoming maturity may need to compare proceeds, DSCR requirements, amortization and prepayment terms across several lender categories.
Different transactions require different capital strategies.
That's exactly why starting with the deal rather than a predetermined lender can be so important.
The New Question: Which Lender Fits the Deal?
For years, commercial borrowers often approached financing from the opposite direction.
They started with their banking relationship and tried to determine whether the deal fit the bank.
The technology-enabled brokerage model starts with the transaction.
What is the property?
How much is it worth?
How much NOI does it generate?
What is the borrower trying to accomplish?
How much leverage is needed?
How long does the borrower expect to own the asset?
What risks need to be addressed?
Once those questions are answered, the capital search becomes more focused.
Instead of forcing a transaction into a predetermined lending box, the objective becomes identifying capital sources whose lending criteria fit the transaction.
Better Data Can Produce a Better Financing Process
Technology alone won't fix a poorly structured loan request.
The quality of the submission still matters.
A well-prepared commercial financing package should typically communicate:
·Property information
·Requested loan amount
·Purchase price or estimated value
·Current rent roll
·Historical operating statements
·Borrower financial strength
·Ownership structure
·Existing debt
·Capital improvement plans
·Sources and uses
·Transaction objectives
The easier it is for a lender to understand the transaction, the easier it becomes to determine whether the opportunity fits its credit box.
That is why preparation remains one of the most important parts of commercial real estate financing.
What This Means for Commercial Real Estate Investors
Investors have more ways to access commercial real estate capital than many realize.
The market extends well beyond the bank branch down the street.
Technology is making that broader capital market easier to navigate.
But the objective shouldn't be to send a deal indiscriminately to as many lenders as possible.
The objective is to combine technology, lender access and capital markets expertise to identify financing structures appropriate for the transaction.
That's the emerging commercial mortgage brokerage model:
One transaction. A broad lender marketplace. A more strategic capital search.
Looking for Commercial Real Estate Financing?
If you're buying, refinancing or recapitalizing commercial real estate, the financing conversation should begin with your transaction and your objectives—not with a predetermined lender.
Through the Bill Rapp – CommLoan Empower Program, I help commercial real estate investors and business owners evaluate their financing needs and navigate a broad marketplace of potential capital sources.
Whether you're financing multifamily, industrial, retail, office, hospitality, land or an owner-occupied commercial property, the goal is straightforward:
Understand the deal. Structure the request. Explore the market. Identify potential financing solutions.
Visit billrapp.commloan.com to explore your commercial real estate financing options.
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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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Medallion Funds
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