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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.
ďťż--- 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.
ďťż--- 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.
ďťż--- 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.
ďťż--- 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 exâs 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 wonât go thru this process again anytime soon, but if we do - weâd 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
RESOURCES & LINKS... Click Any Below
FHA 203 H Loan Product
The Section 203(h) program allows the Federal Housing Administration (FHA) to insure mortgages made by qualified lenders to victims of a major disaster who have lost their homes and are in the process of rebuilding or buying another home.
Purpose:
Through Section 203(h), the Federal Government helps victims in Presidentially designated disaster areas recover by making it easier for them to get mortgages and become homeowners or re-establish themselves as homeowners.
Type of Assistance:
This program provides mortgage insurance to protect lenders against the risk of default on mortgages to qualified disaster victims. Individuals are eligible for this program if their homes are located in an area that was designated by the President as a disaster area and if their homes were destroyed or damaged to such an extent that reconstruction or replacement is necessary. Insured mortgages may be used to finance the purchase or reconstruction of a one-family home that will be the principal residence of the homeowner. Like the basic FHA mortgage insurance program it resembles (Section 203(b) Mortgage Insurance for One to Four Family Homes), Section 203(h) offers features that make recovery from a disaster easier for homeowners:
No down payment is required. The borrower is eligible for 100 percent financing. Closing costs and prepaid expenses must be paid by the borrower in cash or paid through premium pricing or by the seller, subject to a 6 percent limitation on seller concessions.
FHA mortgage insurance is not free. Mortgagees collect from the borrowers an up-front insurance premium (which may be financed) at the time of purchase, as well as monthly premiums that are not financed, but instead are added to the regular mortgage payment.
HUD sets limits on the amount that may be insured. To make sure that its programs serve low and moderate income people, FHA sets limits on the dollar value of the mortgage. The current FHA mortgage limit can be viewed online. These figures vary over time and by place, depending on the cost of living and other factors (higher limits also exist for two to four family properties).
Eligible Customers:
Anyone whose home has been destroyed or severely damaged in a Presidentially declared disaster area is eligible to apply for mortgage insurance under this program.
Application:
The borrower's application for mortgage insurance must be submitted to the lender within one year of the President's declaration of the disaster. Applications are made through an FHA approved lending institution, who make their requests through a provision known as "Direct Endorsement," which authorizes them to consider applications without submitting paperwork to HUD. Mortgage insurance processing and administration for this and other FHA single family mortgage insurance products are handled through HUD's Homeownership Centers.
My best advice to you is to call Bill Rapp, the Mortgage Viking, to discuss your options today 281-222-0433.
đŽ 2026 CRE Financing Forecast: What Investors & Borrowers Must Know!
đŽ 2026 CRE Financing Forecast: What Investors & Borrowers Must Know!
đ Next-Gen CRE Finance in 2026: Trends, Risks & Opportunity for Brokers
2026 Commercial Real Estate Financing Predictions for Savvy Borrowers & Brokers
By Bill Rapp â Medallion Mortgage & Medallion Funds
Welcome! If youâre a real estate investor, developer, builder or commercial mortgage borrowerâor a mortgage broker working those marketsâyouâll want to pay close attention to whatâs coming in 2026. In this post weâll dive into whatâs shaping commercial real estate (CRE) financing, what to expect next year, and how you (and your clients) can prepare. As always, weâll bring a practical lens for borrowers, lenders and referral partners in the capital markets.
The 2026 Financing Backdrop
The CRE financing landscape is entering a pivotal year. Here are the key backdrop items:
¡A massive maturity wave: More than $1.5 trillion in commercial real estate loans are due by end of 2026, creating a refinancing bottleneck. PBMares+2S&P Global+2
¡Lending activity ramping: The Mortgage Bankers Association (MBA) projects total commercial & multifamily originations to reach $709 billion in 2026, up from $583 billion in 2025. MBA+1
¡Capital becoming selective: While debt availability is improving, lenders remain highly selective regarding asset quality, property type and sponsor strength. Deloitte+2Deloitte+2
¡Asset-class performance diverging: Sectors such as industrial, logistics and data centers are stronger, while traditional office and some retail face headwinds. Kidder Mathews+2PBMares+2
Five Key Predictions for 2026 Financing
Here are five major financing trends you should be ready for in 2026, especially from a mortgage brokerâs vantage point.
1. Refinancing Pressure & âMaturity Wallâ Becomes Reality
With trillions of dollars coming due, many borrowers will face either higher interest, lower proceeds or the need for additional equity infusion. NAIOP+1
Broker tip: Encourage clients to engage earlyâreview maturity dates, assess exit strategies, explore alternative lenders now.
2. Capital Flowing, but Favouring Quality Assets
Originations are increasing, but the focus is shifting to lowerârisk properties, strong markets and sponsors capable of executing. Deloitte+1
Broker tip: Help clients highlight occupancy trends, tenant diversification, and sponsor track record. Emphasise properties in stable or growth markets (e.g., Sunbelt, industrial/logistics) versus weaker markets.
3. Rates & Spreads Stay Elevated but May Moderate
Although long-term rates may ease modestly, borrowers who locked in very low rates will feel pressure when needing to refinance into higherâcost debt. S&P Global+1
Broker tip: Run amortisation and cash-flow models for your clients under higher-rate scenarios, emphasise debt-service coverage margins, and stress test for future rate increases.
4. Growth of Alternative Lending Channels
Banks remain cautious; private credit funds, non-bank lenders and creative structures are stepping in. Deloitte+1
Broker tip: Position yourself as an advisor who is fluent with nonâtraditional lenders (CMBS, credit funds, mezzanine debt) and can match clients to broader capital sources.
5. ESG, Modernisation & Tech-Driven Assets Benefit
As assets requiring major retrofit (especially older offices) face risk of obsolescence, lenders will reward properties with future-proofing, ESG credentials and strong tenant demand. PwC+1
Broker tip: For clients owning older assets, advise on strategies for repositioning, upgrade budgets and capital planning. Highlight how doing so may unlock better loan terms or more favourable financing.
Specific Implications for Your Mortgage Brokerage & Referral Network
Since your focus is on commercial mortgage brokerage (through Medallion Mortgage) with Houston/Katy TX as base, hereâs how you can apply these insights:
¡Borrower education: Craft co-marketing materials with your referral partners (realâestate brokers, builders, investors) explaining the maturity-wave risk and refinancing urgency.
¡Loan product readiness: Be ready to present not just standard bank debt, but mezzanine, bridge, alternative credit-sourced debt, and highlight your relationships with non-bank lenders who specialise in these markets.
¡Targeted sectors: Focus on strong asset classes in Houston/Sunbelt region: industrial/logistics, data-centre adjacent, supplyâchain warehousing, multi-family in growing marketsâhelp clients position for better terms.
¡Sponsor strength & documentation: Encourage your borrowers to maintain clean financials, stable occupancy, and strong asset-management plans. Lenders will be picky.
¡Forecasting & advisory role: Your value rises when you act as a strategic adviser, not just a transaction brokerâhelp clients model out financing options, exit strategies, refinance stress tests.
Key Takeaways for 2026
¡Massive refinancing volume = pressure but also opportunity for brokers who move early.
¡Debt capital is returning, but under stricter underwritingâquality counts.
¡Rates may moderate slightly, but borrowers refinancing from ultra-low rates will feel pain.
¡Alternative lending channels will play a larger roleâbe ready to navigate them.
¡Asset differentiation via ESG, modernisation and evolving tenant demand will influence financing terms.
¡Your role: educate, advise, connect capitalâespecially in the Houston/Sunbelt corridor.
Final Thoughts
2026 isnât simply a repeat of past cycles. The structural shifts in how assets are used (e.g., office, remote-work, logistics), combined with large maturity volumes and evolving capital sources, mean that brokers and borrowers must think proactively. At Medallion Mortgage and Medallion Funds, weâre positioned to help clients navigate this evolving landscapeâwhether youâre an investor refinancing a 1â4 unit small multifamily, a doctorâowner developer repositioning a mixed-use project, or a builder breaking ground on a logistics conversion.
Letâs connect and make sure your financing strategy isnât reactive in 2026âitâs proactive and aligned for success.
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Š 2023-2024 Bill Rapp, Medallion Funds LLC, Director of Capital Advisory
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