ATTENTION: For Those who are serious about Getting Pre-Qualified FAST!
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
🏆 Why Mortgage Brokers Are Taking Market Share: The Broker Advantage Is Growing 🚀
🏆 Why Mortgage Brokers Are Taking Market Share: The Broker Advantage Is Growing 🚀
📈 Mortgage Broker vs. Bank: Why More Borrowers Are Choosing Independent Mortgage Brokers 🏡
Why Mortgage Brokers Are Taking Market Share
The mortgage industry continues to evolve, and one trend is increasingly difficult to ignore: mortgage brokers are taking market share.
Borrowers today have more ways to obtain financing than ever before. They can walk into a traditional bank, apply with an online lender, work with a retail loan officer, or partner with an independent mortgage broker.
So why is the mortgage broker model gaining traction?
A major part of the answer comes down to choice, flexibility, specialization, and competition.
Instead of representing the products of a single institution, an independent mortgage broker can evaluate loan programs from multiple lenders and help determine which financing strategy best fits a borrower's situation.
At Medallion Funds, that's central to how we approach mortgage financing.
More Lenders Can Mean More Financing Options
One of the biggest differences between a mortgage broker and a bank is access.
A bank generally offers the mortgage programs available through that particular institution. If the borrower doesn't fit the bank's underwriting criteria, there may be limited alternatives within that organization.
A mortgage broker can potentially take a broader approach.
Depending on the transaction and borrower qualifications, a broker may have access to multiple lenders offering programs such as:
·Conventional mortgages
·FHA, VA, and USDA loans
·Jumbo mortgages
·Doctor and dentist mortgage programs
·Bank statement loans
·Non-QM mortgages
·Asset-depletion loans
·Investor and DSCR loans
·Portfolio lending
·Commercial real estate financing
That lender diversity can be particularly valuable when a borrower doesn't fit neatly inside a conventional underwriting box.
Mortgage Brokers Can Shop the Loan, Not Just Sell a Product
This distinction is important.
When borrowers go directly to a bank, they are generally asking:
"What can this bank offer me?"
When borrowers work with a mortgage broker, the question can become:
"Which lender and loan structure best fit this transaction?"
That's a fundamentally different approach.
Interest rate matters, but a mortgage is much more than its rate. Borrowers should also evaluate points, lender fees, mortgage insurance, prepayment provisions where applicable, underwriting requirements, documentation, loan structure, closing timeline, and total borrowing cost.
The objective should be to find the right overall financing solution, not simply chase an advertised rate.
Complex Borrowers Need More Flexible Mortgage Solutions
The modern workforce has changed dramatically.
Millions of Americans are business owners, independent contractors, investors, consultants, gig workers, or high-net-worth borrowers whose financial profiles may not resemble those of traditional W-2 employees.
That creates an opportunity for mortgage brokers.
Consider a self-employed borrower who legitimately minimizes taxable income through business deductions. Their tax returns may not tell the complete story of their cash flow.
A traditional mortgage may be difficult to obtain, but a bank statement mortgage or another Non-QM program could potentially provide an alternative qualification method.
Similarly, a high-net-worth borrower with substantial liquid assets but limited traditional employment income may benefit from an asset-depletion mortgage.
A mortgage broker can help identify these alternatives instead of assuming that one lender's "no" means the transaction is impossible.
Specialized Borrowers Benefit From Specialized Lending
Mortgage lending is becoming increasingly specialized.
Doctors and dentists may have substantial earning potential but also significant student loan obligations.
Real estate investors may care more about a property's rental income and debt-service coverage than traditional personal-income underwriting.
Foreign nationals may require entirely different documentation and lending programs.
Self-employed entrepreneurs may need alternative income calculations.
These aren't necessarily weak borrowers. They are borrowers whose financial profiles may require a different underwriting framework.
Mortgage brokers can add value by matching those borrower profiles with lenders that actively want that type of business.
Technology Has Made the Broker Model More Powerful
Technology has also helped reshape mortgage brokerage.
Today's mortgage brokers can use digital applications, electronic document collection, automated pricing tools, lender marketplaces, CRM systems, and digital communication platforms to manage the lending process much more efficiently than the traditional image of a small independent brokerage might suggest.
This creates an important combination:
Independent advice + wholesale lender access + modern mortgage technology.
Borrowers don't necessarily have to choose between personalized service and technology. A modern brokerage can potentially provide both.
Mortgage Brokers Can Create Competition for the Borrower's Business
Competition is one of the most compelling elements of the broker model.
Instead of a borrower approaching one lender and hoping its offer is competitive, the mortgage broker can evaluate available programs across multiple lending sources.
Depending on the transaction, that competition may help identify differences in:
·Interest rates
·Loan fees
·Mortgage insurance
·Loan-to-value limits
·Debt-to-income requirements
·Reserve requirements
·Credit guidelines
·Documentation requirements
·Prepayment provisions
·Closing timelines
The lowest advertised rate isn't automatically the best mortgage.
The goal is to evaluate the entire financing package.
Real Estate Agents Benefit From Strong Mortgage Broker Relationships
The broker model can also create value for real estate professionals.
A mortgage problem can quickly become a real estate transaction problem.
When an unusual income calculation, appraisal issue, property characteristic, or underwriting guideline threatens a closing, having access to additional lending channels may provide alternatives that aren't available through the original lender.
That doesn't guarantee every loan can be saved.
But having more potential solutions available can be extremely valuable when a transaction encounters an obstacle.
For real estate agents, builders, CPAs, financial advisors, and other referral partners, a knowledgeable mortgage broker can become a financing resource rather than simply another loan provider.
Investors Need More Than Conventional Mortgages
Real estate investors are another important segment driving demand for specialized mortgage solutions.
An investor might need a conventional investment-property mortgage today, a DSCR loan tomorrow, and financing for a portfolio or commercial property later.
Working with a mortgage brokerage that understands multiple financing channels can help investors build a more cohesive borrowing strategy as their portfolios grow.
That's particularly important because financing shouldn't be considered independently from the investment itself.
Debt is part of the investment strategy.
Loan structure affects cash flow, leverage, return on equity, liquidity, and ultimately the investor's ability to acquire additional properties.
The Broker Advantage: Choice + Strategy + Service
Mortgage brokers aren't gaining relevance simply because they can access multiple lenders.
The larger opportunity is the combination of:
Choice: Multiple potential lending sources and loan programs.
Strategy: The ability to evaluate which structure best fits the borrower and transaction.
Specialization: Access to financing for borrowers and properties that don't always fit conventional lending.
Competition: The opportunity to compare programs rather than relying on one institution.
Service: A mortgage professional who helps coordinate the process from application through closing.
That combination can be particularly powerful in a lending environment where borrowers increasingly expect both personalization and choice.
Why Work With Medallion Funds?
At Medallion Funds, our goal isn't simply to find a mortgage.
It's to help identify a financing strategy that makes sense for the borrower.
Whether you're purchasing your first home, refinancing, building a real estate portfolio, buying a higher-priced property, or dealing with a more complicated income situation, having access to multiple financing options can make a significant difference.
Instead of asking only:
"Will my bank approve this?"
Consider asking:
"What financing options are actually available to me?"
That's where an experienced mortgage broker can provide significant value.
More options. More flexibility. A financing strategy built around the borrower—not a single bank's product menu.
Loan programs, underwriting requirements, rates, fees, and eligibility vary by lender and borrower qualifications. This content is for educational purposes and is not a commitment to lend.
Bill Rapp
Partner & Capital Advisor | Medallion Funds
Commercial Lending Nationwide
Residential Lending in AL, CA, CO, NV & TXBottom of Form
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© Bill Rapp, Medallion Funds LLC, Director of Capital Advisory
Main Office:
Medallion Funds
[email protected]
11920 Southern Highlands PKWY Suite 302Las Vegas, NV 89141
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