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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
🏢 SBA Commercial Real Estate Financing in Houston: How Business Owners Can Buy Property With Less Cash 💰
🏢 SBA Commercial Real Estate Financing in Houston: How Business Owners Can Buy Property With Less Cash 💰
🚀 Houston SBA Loans for Commercial Real Estate: 7(a) vs. 504 Financing for Business Owners 🏙️
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SBA Commercial Real Estate Financing in Houston: A Business Owner’s Guide to SBA 7(a) and 504 Loans
For many Houston business owners, purchasing commercial real estate can be one of the most important financial decisions they make. Instead of paying rent to a landlord, an owner-occupied property can allow a business to control its location, build equity, and potentially create a valuable long-term asset.
The challenge is financing the acquisition without draining the company’s working capital.
That is where SBA commercial real estate financing in Houston can become particularly valuable. Through SBA-backed programs such as the SBA 7(a) loan and SBA 504 loan, qualified small businesses may be able to finance the purchase, construction, renovation, or refinancing of owner-occupied commercial real estate with longer repayment periods and structures designed specifically for growing businesses.
As of August 2026, the SBA lists maximum loan amounts of $5 million for most 7(a) loans and up to $5.5 million for qualifying 504 loans. Real-estate financing can carry maturities of up to 25 years.
What Is SBA Commercial Real Estate Financing?
The U.S. Small Business Administration generally does not make SBA 7(a) loans directly to business owners. Instead, the SBA provides a government guaranty to participating lenders, which can make lenders more willing to finance qualifying small businesses.
For Houston business owners, SBA financing can potentially be used for properties such as medical and dental offices, professional offices, warehouses, manufacturing facilities, automotive properties, restaurants, retail buildings, daycare facilities and other owner-occupied business locations.
The critical distinction is owner occupancy. SBA real estate programs are designed primarily to support operating businesses—not passive investors purchasing conventional investment property.
SBA 7(a) Loans for Houston Commercial Real Estate
The SBA 7(a) program is the SBA's primary business lending program and is especially flexible because financing can include more than the building itself.
Eligible uses can include acquiring, refinancing or improving real estate, purchasing equipment, providing working capital, refinancing qualifying business debt and financing complete or partial changes of ownership. Multiple eligible uses can also be combined into one financing package.
That flexibility can make SBA 7(a) financing particularly attractive when a Houston business owner needs to purchase a building and fund improvements, equipment or other eligible business expenses.
For real estate, SBA 7(a) maturities can extend to 25 years, helping spread the cost over a longer period. Rates are negotiated between the borrower and lender but remain subject to SBA maximums.
SBA 504 Loans for Commercial Property
The SBA 504 program takes a different approach. It is specifically designed to provide long-term, fixed-rate financing for major fixed assets such as commercial real estate and equipment.
A typical 504 transaction involves a conventional senior lender working alongside an SBA-certified Certified Development Company (CDC). SBA currently describes the program as providing long-term fixed-rate financing with 25-year terms available for real estate.
For businesses primarily interested in purchasing a building, constructing a facility or financing substantial fixed assets, the 504 structure deserves serious consideration.
SBA 7(a) vs. SBA 504: Which Is Better?
There isn't one SBA loan that's automatically best.
An SBA 7(a) loan may make more sense when the financing needs include several components—for example, real estate plus renovations, equipment, working capital or a business acquisition.
An SBA 504 loan may be attractive when the primary objective is financing major fixed assets and the borrower values long-term fixed-rate financing.
The right structure depends on the project cost, property, business cash flow, equity contribution, intended use of proceeds and the lenders available for the transaction.
A Major 2026 SBA Financing Change
Houston businesses considering larger expansion projects should also know about an important new SBA rule.
Effective July 4, 2026, qualified borrowers can access up to $5 million through 7(a) plus $5 million through 504 for as much as $10 million in combined SBA-backed financing under the new coordination policy.
That change could be especially significant for capital-intensive Houston businesses requiring both commercial real estate or equipment financing and additional capital for expansion.
How Much Space Does Your Business Need to Occupy?
Owner occupancy is one of the first issues to evaluate.
For an existing building under SBA occupancy rules, the operating business generally must occupy at least 51% of the rentable property. For qualifying new construction, the operating business generally must initially occupy at least 60%, with additional occupancy requirements over time.
This can create an interesting strategy for business owners who need room to grow. Depending on the transaction and applicable SBA requirements, a company could potentially purchase a larger building, occupy the required portion, and lease eligible excess space while planning for future expansion.
Why Houston Business Owners Should Consider SBA Financing
Houston's enormous base of privately owned companies creates many situations where SBA financing may be worth evaluating.
Imagine a medical practice paying substantial rent every month. Instead of renewing another lease, the physicians might evaluate purchasing their own medical office.
A contractor could purchase a warehouse and office facility. A manufacturer could acquire a larger production facility. A growing service company might purchase its headquarters rather than continuing to lease.
In each situation, the financing question should be broader than simply:
“What is the interest rate?”
The better question is:
“Which financing structure best supports the business and preserves enough capital to continue growing?”
Why Work With a Commercial Mortgage Broker?
One complication with SBA lending is that lenders do not necessarily underwrite every transaction identically.
A borrower may receive different interpretations of risk, cash-flow requirements, collateral, industry experience and loan structure depending on the lender.
That makes lender selection an important part of the financing process.
At Medallion Funds, our role is to evaluate the transaction, identify potential financing structures and help business owners navigate available lending options rather than assuming that one bank represents the entire market.
Before approaching lenders, we can help analyze factors such as purchase price, project costs, requested loan amount, business cash flow, occupancy, borrower injection, credit profile, property type and intended use of proceeds.
Documents to Start Preparing
If you are considering an SBA commercial property loan in Houston, getting organized early can substantially improve the financing process.
Business owners should generally be prepared to provide recent business and personal tax returns, year-to-date financial statements, a business debt schedule, personal financial statement, ownership information, business history, management resumes, purchase contract or project information, and documentation regarding the source of the required equity contribution.
Construction and renovation transactions will typically require considerably more documentation.
Ready to Finance Your Houston Commercial Property?
If you're buying, building, renovating or refinancing an owner-occupied commercial property in Houston, don't assume a conventional bank loan is your only option.
An SBA 7(a), SBA 504 or conventional commercial loan could each produce a very different capital structure.
Medallion Funds can help you compare those alternatives and determine which financing strategy makes sense for your business, property and long-term objectives.
Loan programs, rates, terms, eligibility and required equity contributions are subject to SBA rules, lender underwriting and borrower/project qualifications. This article is educational and is not a commitment to lend.
For official program details, see the SBA 7(a) Loan Program and SBA 504 Loan Program.
Bill Rapp
Partner & Capital Advisor | Medallion Funds
Commercial Lending Nationwide
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Main Office:
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[email protected]
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