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Bill Rapp, Mortgage Originator: NMLS 228246
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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
Step-by-Step Guide to the VA Loan Process
6 Easy Steps to a VA Loan
For many borrowers, applying for any kind of mortgage may seem daunting.
But, when broken down, this rundown of 6 steps to getting a VA loan is easy to understand.
1. Select a VA-approved Lender
On the surface, it might appear that any lender will do. However, if you dig a little deeper, you may discover that not all lenders are the same. First, only lenders approved by the U.S. Department of Veterans Affairs can originate VA mortgages. Secondly, some lenders focus primarily on conventional loans, while others concentrate almost exclusively on the VA loan program for military clients. Using a VA specialty lender with extensive knowledge about the VA loan process vs. a lender who only funds a few VA mortgages a year may translate into an easier and quicker loan process. To connect with a VA specialty lender, please click here.
2. Obtain a Certificate of Eligibility (COE)
An experienced lender can help you obtain what’s called a Certificate of Eligibility (COE). The COE will prove that you meet initial eligibility standards for VA loan benefits. It will also let the lender know how much entitlement you can receive, which is the amount the Department of Veterans Affairs will guarantee on your VA loan. To get your COE, you’ll need to give your lender a bit of information about your military service. Usually, a COE can be acquired online instantly through a lender’s portal or through the eBenefits portal on the va.gov website. Those servicemembers or surviving spouses whose COEs cannot be obtained online will have to get theirs by mail. A VA lender or the VA can help direct you to the right resource for your specific situation.
3. Pre-Qualify for Your Loan Amount
Pre-qualifying is important, but not required. By choosing to complete this step you can save some time and potential surprises later in the process. To pre-qualify for your loan amount, you’ll have a candid conversation with your VA loan professional about your income, credit history, employment, marital status and other factors. Giving your lender complete details during the pre-qualifying step can help prevent surprises later during underwriting. The pre-qualifying step can also reveal areas that need improvement before you can be approved, such as credit or debt-to-income ratio. While a prequalification letter gives you a ballpark price range for house hunting, it does not guarantee that you will be approved for a loan, and your lender will later have to verify the information you provide. To get a loan requires later final approval by underwriting once all documents have been received and reviewed (see Step 5).
4. Go House Hunting & Find Home
The fourth step is usually one borrowers enjoy because they get to look at homes they might consider buying. Working with a real estate professional who specializes in the VA process can help you get the most out of your benefits. This is true because the VA allows certain fees and costs to be paid by the seller (if both you and the seller agree), and a knowledgeable agent will know this and help you negotiate seller-paid fees. Once you’ve got a signed purchase agreement, you can move forward in the VA loan process.
5. Lender Processes Application
& Orders VA Appraisal
A signed purchase contract is the document you’ll need to finish your initial application. Once your lender has the contract, they will order the VA appraisal. Here again, not just any appraiser will do. Only a professional who is certified to perform appraisals to VA standards can evaluate the home being considered for VA financing. The VA appraiser will make sure the price you’ve agreed to pay for the home corresponds with the current value. Another very important part of the VA appraisal is to inspect the home to make sure it meets the VA minimum property requirements (VA MPRs). However, the VA appraisal does not take the place of a home inspection, which focuses on code violations, defects and the condition of the property. While many borrowers have heard horror stories about the length of the VA appraisal process, the Department of Veterans Affairs gives the appraisers 10 days from order to completion barring extenuating circumstances. While you’re waiting for appraisal documents, you’ll be busy submitting documents of your own to your VA-approved lender to show you have the ability to qualify for the loan. If the home passes appraisal for value and VA minimum property requirements, and it’s verified by the lender that you qualify for your loan, the underwriter will give his or her stamp of approval.
6. Close on Your Loan and Move In
After being approved by the underwriter, all that is left to do is close and move in. During closing, the property legally transfers from the former owner to you. Closing is a step that requires you to sign documents that confirm you understand and agree to the terms of the loan. You will need to provide proof of homeowners insurance and, if required, pay closing costs. Once you’ve signed all your closing documents, you’ll get the keys to your new home.
While these steps may not happen in the order above or be a required part (such as prequalification)*, they represent the typical process for the applicant in obtaining a VA purchase loan. Your lender may need to take other steps. For more information about VA loans, contact an experienced VA-approved lender.
My best advice to you is to call Bill Rapp, the Mortgage Viking, today to discuss your options 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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