ATTENTION: Self-Employed, Jumbo & Non-QM Buyers in Katy, TX (and across Texas) — 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 • Jumbo • Non-QM)
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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.
--- 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
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 mortgage—also called a non-conforming loan—is 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?
You’ll 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 $250,000–$500,000+ per year
Maintain strong credit
Have significant retirement and investment assets
Prefer liquidity over large upfront cash requirements
Tax Considerations
Jumbo mortgages don’t 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.
🚀 Why I Chose CommLoan: 700+ Lenders, Smarter Technology & a Better Way to Finance Commercial Real Estate 🏢💰
🚀 Why I Became a Director at CommLoan: How 700+ Lenders and Smarter Technology Are Changing Commercial Real Estate Financing 🏢
By Bill Rapp, CCIM | Director, CommLoan Empower Program
Commercial real estate financing is changing, and I believe investors, business owners, and commercial real estate professionals deserve a better way to access capital.
After more than two decades of experience in lending and years working in commercial real estate brokerage and capital advisory, I've seen firsthand how difficult securing the right commercial mortgage can be.
A borrower might have a strong investment opportunity, an experienced management team, and a well-located commercial property—yet struggle to secure financing because a particular bank doesn't finance that property type, has reached its lending concentration limits, or simply doesn't offer the right loan structure.
That's one of the primary reasons I became a Director at CommLoan.
I wanted to align myself with a technology-driven commercial real estate lending platform that offers access to more lenders, more financing options, and a more efficient process for borrowers and referral partners.
Through the CommLoan Empower Program, I can help commercial real estate investors, business owners, and professional advisors navigate financing opportunities using a marketplace of more than 700 lenders and CommLoan's proprietary CUPID™ technology.
Here's why I believe this model represents an important evolution in commercial real estate financing.
🏦 The Problem With Traditional Commercial Real Estate Lending
Traditional banks remain an important source of commercial real estate financing.
However, every bank has its own lending policies, underwriting requirements, concentration limits, geographic preferences, and risk tolerances.
For example, one bank may specialize in owner-occupied commercial real estate while another prefers stabilized multifamily investments.
A third lender may be interested in industrial properties but unwilling to finance hospitality assets.
This creates a challenge for borrowers.
A Bank Decline Doesn't Always Mean a Bad Deal
Imagine you're purchasing a $3 million commercial investment property.
You approach your local bank, but the lender declines the request because the property type falls outside its current lending appetite.
Does that automatically mean your investment isn't financeable?
Absolutely not.
It may simply mean you haven't found the right capital source.
The challenge isn't always the borrower or the property. Sometimes it's the lender fit.
This is why having access to a broader commercial lending marketplace can be valuable.
💻 What Is CommLoan?
CommLoan is a commercial real estate lending technology platform designed to connect borrowers and financing professionals with potential commercial mortgage lenders.
Rather than relying exclusively on one financial institution, the platform provides access to a marketplace of more than 700 lenders with different financing programs, underwriting standards, and investment preferences.
Through the CommLoan Empower Program, capital advisors can help borrowers evaluate financing opportunities across this lender network.
The objective is straightforward:
Help match the right commercial real estate transaction with an appropriate financing source.
CommLoan's approach combines three important components:
Technology-driven lender matching.
Access to a broad commercial lending marketplace.
Professional capital advisory support.
Together, these resources can help borrowers evaluate financing options more efficiently.
🤖 How CUPID™ Technology Changes Commercial Lending
One of the most compelling reasons I joined CommLoan is its proprietary CUPID™ commercial lending technology.
CUPID is designed to help identify potential lender matches based on the characteristics of a commercial real estate financing request.
How Does CUPID Work?
Commercial lenders evaluate numerous factors before deciding whether to finance a transaction.
These may include:
Property type and geographic location
Purchase price and appraised value
Requested loan amount
Loan-to-value ratio (LTV)
Debt service coverage ratio (DSCR)
Debt yield
Net operating income (NOI)
Borrower liquidity and net worth
Credit profile and experience
Occupancy and tenant characteristics
Loan purpose and repayment strategy
CUPID helps organize transaction information and identify lenders whose financing criteria may align with the request.
Instead of approaching lenders without knowing whether a transaction fits their programs, advisors can use technology to narrow the field of potential capital sources.
Why Does This Matter?
Commercial real estate financing isn't one-size-fits-all.
A multifamily investor refinancing a stabilized apartment complex has very different financing needs from a business owner purchasing an industrial warehouse.
Technology can help improve the initial lender-selection process, but successful financing still requires professional analysis, underwriting, documentation, and execution.
Technology helps identify possibilities. Experienced advisors help evaluate the financing strategy.
🌎 Why Access to 700+ Commercial Lenders Matters
One of CommLoan's most significant advantages is access to a marketplace of more than 700 commercial lenders.
That doesn't mean every lender will finance every transaction.
Instead, it means borrowers can potentially explore financing alternatives beyond the limited products available through one institution.
Different lenders specialize in different asset classes, loan amounts, geographic markets, and risk profiles.
Example: A $5 Million Multifamily Acquisition
Consider an investor purchasing a $5 million apartment property.
The investor requests $3.5 million in financing, representing a 70% loan-to-value ratio.
Potential financing sources might include:
Regional and community banks
Credit unions
Agency multifamily lenders
Debt funds
Commercial mortgage banking institutions
Private capital providers
Each financing source may evaluate the transaction differently.
One lender may prioritize DSCR, another may emphasize debt yield, and another may focus on borrower experience, property occupancy, or market fundamentals.
The most attractive financing structure isn't necessarily the one with the lowest advertised interest rate.
Borrowers should also evaluate amortization, loan term, prepayment provisions, recourse requirements, reserves, lender fees, and total financing costs.
The goal is to identify financing that aligns with the investment strategy—not simply obtain a loan approval.
🏢 What Types of Commercial Properties Can CommLoan Help Finance?
Commercial real estate financing needs vary considerably across property types.
Depending on borrower qualifications, lender availability, and transaction characteristics, the CommLoan marketplace may provide access to financing options for several major commercial property categories.
1. Multifamily Apartment Buildings
Financing for apartment acquisitions, refinancing, stabilized investment properties, and qualifying value-add opportunities.
2. Retail and Shopping Centers
Commercial mortgages for neighborhood retail centers, single-tenant properties, and multi-tenant shopping centers.
3. Industrial and Warehouse Properties
Financing for distribution centers, manufacturing facilities, flex properties, and owner-occupied industrial buildings.
4. Office and Medical Office Buildings
Loans for professional office properties, medical facilities, and qualifying owner-user acquisitions.
5. Hotels and Hospitality Properties
Potential financing through lenders specializing in hospitality real estate and hotel operations.
6. Commercial Construction and Development
Financing for eligible ground-up construction projects, property improvements, and development opportunities.
7. Owner-Occupied Commercial Real Estate
Commercial financing for business owners purchasing facilities for their own operations.
Eligible borrowers may also consider SBA financing.
8. Bridge and Transitional Properties
Short-term financing for acquisitions, repositioning strategies, lease-up situations, and other qualifying transitional opportunities.
The availability of each financing program depends on the transaction and the lender's underwriting requirements.
💰 Understanding the Commercial Mortgage Underwriting Process
One of the most important parts of commercial real estate financing is understanding how lenders evaluate risk.
Although requirements vary, several financial metrics consistently influence commercial mortgage underwriting.
Loan-to-Value Ratio (LTV)
LTV measures the loan amount relative to the property's value.
LTV = Loan Amount ÷ Property Value
For example:
Property value: $4,000,000
Requested loan: $2,800,000
LTV: 70%
A lower LTV generally provides a lender with a larger equity cushion.
Debt Service Coverage Ratio (DSCR)
DSCR measures a property's ability to generate sufficient income to cover debt payments.
DSCR = Net Operating Income ÷ Annual Debt Service
For example:
Annual NOI: $360,000
Annual debt service: $280,000
DSCR: 1.29x
A DSCR of 1.29x means the property generates approximately $1.29 in NOI for every $1.00 of annual debt service.
Debt Yield
Debt yield measures the property's NOI relative to the outstanding loan amount.
Debt Yield = NOI ÷ Loan Amount
For example:
NOI: $360,000
Loan amount: $3,000,000
Debt yield: 12%
Debt yield is particularly important to certain institutional and commercial mortgage lenders because it measures income relative to loan exposure without relying on the interest rate or amortization schedule.
Why These Metrics Matter
A borrower may qualify with one lender but not another because underwriting thresholds differ.
This is another reason why lender selection and loan structuring matter.
🤝 Why CommLoan Is Valuable for Commercial Real Estate Referral Partners
One of the reasons I became a Director at CommLoan is the opportunity to build stronger relationships with professionals who serve commercial real estate clients.
These relationships can create value for both borrowers and referral sources.
Commercial Real Estate Brokers
A commercial broker may identify an attractive investment opportunity, but the buyer still needs appropriate financing.
Working with a capital advisor can help the broker and buyer evaluate financing feasibility, identify documentation requirements, and understand potential lender constraints.
CPAs and Accountants
CPAs frequently advise business owners and investors on acquisitions, tax planning, cash flow, and financial strategy.
Having a commercial financing resource can help clients explore capital options when purchasing or refinancing real estate.
Attorneys
Real estate and business attorneys regularly work with clients involved in acquisitions, ownership restructuring, development, and commercial transactions.
A knowledgeable financing professional can be a useful resource during the transaction process.
Financial Advisors
Financial advisors may work with clients who own investment properties, operate businesses, or need to evaluate liquidity and leverage.
Commercial real estate financing can become an important component of the broader financial planning conversation.
Residential Mortgage Professionals
Residential loan officers occasionally encounter clients who need financing for apartment buildings, commercial investment properties, business facilities, or mixed-use assets.
Commercial lending relationships can help those professionals serve clients with financing needs outside traditional residential mortgage programs.
Referral relationships should always comply with applicable licensing, compensation, disclosure, and regulatory requirements.
📈 Why the Future of Commercial Lending Is Technology Plus Relationships
Technology is transforming nearly every segment of financial services.
Commercial real estate lending is no exception.
However, I don't believe technology eliminates the need for experienced financing professionals.
I believe it makes knowledgeable advisors more effective.
Commercial transactions frequently involve complicated financial statements, rent rolls, property operating histories, borrower structures, and unique underwriting considerations.
Software can help organize information and identify potential lenders.
But professional judgment remains essential when evaluating the transaction and negotiating appropriate financing terms.
The strongest model combines:
Technology + Lender Access + Underwriting Knowledge + Relationships + Execution
That's the approach that attracted me to CommLoan.
🎯 Why I Personally Chose CommLoan
My professional background includes commercial real estate brokerage, lending, and capital advisory.
As a CCIM designee, I understand that commercial real estate decisions involve more than finding a property or securing a mortgage.
They require evaluating the underlying economics of the investment.
I wanted a lending platform that complements that approach.
CommLoan provides an opportunity to combine my experience with technology and a broader network of potential financing sources.
My objective is to help clients answer several critical questions:
Is this commercial real estate transaction financeable?
Which lenders are most likely to consider the request?
What loan structure aligns with the borrower's investment strategy?
How much equity will the borrower need?
What are the likely underwriting challenges?
What documentation is required?
How can we position the transaction for an efficient financing process?
These questions matter whether you're acquiring your first commercial property or refinancing an established investment portfolio.
❓ Frequently Asked Questions About CommLoan and Commercial Real Estate Financing
What is CommLoan?
CommLoan is a technology-driven commercial real estate lending platform that connects financing professionals and borrowers with potential commercial lenders.
How many lenders are in the CommLoan marketplace?
CommLoan describes its commercial lending marketplace as providing access to more than 700 lenders.
Individual lender participation, programs, and availability may change.
What is CUPID technology?
CUPID™ is CommLoan's proprietary technology used to help match commercial real estate financing requests with potentially suitable lenders.
Can CommLoan help if my bank declined my commercial mortgage?
Potentially. A bank decline does not necessarily mean another lender will reject the transaction. However, approval depends on the underlying financials, borrower qualifications, property characteristics, and lender requirements.
Does CommLoan offer SBA loans?
The commercial lending marketplace may provide access to lenders offering SBA 7(a) and SBA 504 financing for eligible transactions. SBA programs have specific eligibility and occupancy requirements.
Can CommLoan finance investment properties?
Potential financing opportunities may include multifamily, retail, industrial, office, and other qualifying commercial investment properties.
Is using a commercial mortgage broker better than going directly to a bank?
It depends on the transaction. A commercial mortgage broker or capital advisor can help evaluate multiple potential lenders, while a direct bank relationship may offer advantages for certain borrowers. Compare total costs, terms, execution certainty, and service.
What documents are needed for a commercial mortgage?
Common requirements include a purchase contract, rent roll, trailing 12-month operating statement, historical financials, borrower financial statements, entity documents, and property information. Requirements vary by lender and loan program.
🚀 Ready to Explore a Better Way to Finance Commercial Real Estate?
Whether you're purchasing an apartment complex, refinancing a shopping center, acquiring an industrial warehouse, developing commercial property, or buying a building for your business, having access to the right capital sources matters.
I became a Director at CommLoan because I believe borrowers deserve more than a one-size-fits-all lending solution.
They deserve knowledgeable guidance, efficient technology, and the opportunity to evaluate financing options that fit their specific objectives.
Let's discuss your commercial real estate financing strategy.
Bill Rapp, CCIM
Director | CommLoan Empower Program
Commercial Real Estate & Capital Advisory
🌐 Explore Your Financing Options:
https://billrapp.commloan.com/
Disclaimer: Financing is subject to lender underwriting, borrower qualifications, property eligibility, and program availability. Lender access does not guarantee financing approval, specific terms, or loan funding. Examples are illustrative.
#CommLoan #CommercialRealEstate #CommercialFinancing #CommercialMortgage #CREInvesting #CommercialLending #CapitalMarkets #CUPIDTechnology #CommercialRealEstateLoans #BillRappCCIM
Serving Katy, TX & all of Texas
Call or email for a fast pre-qualification for self-employed, jumbo, and Non-QM loans.
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