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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.
🏗️ Multifamily Construction Loans: The Complete Guide to Financing Apartment Developments 💰
🏗️ Multifamily Construction Loans: The Complete Guide to Financing Apartment Developments 💰
🏢 How to Finance Multifamily Construction: Loan Requirements, Down Payments & Lender Secrets 🔑
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🏗️ Multifamily Construction Loans: The Complete Guide to Financing Apartment Developments
Building a multifamily property can be an attractive way to create long-term wealth, generate rental income, and capitalize on housing demand. But before breaking ground on a duplex, townhome development, or large apartment community, you need to answer one critical question:
How are you going to finance the construction?
Multifamily construction loans are specifically designed to help developers and real estate investors finance ground-up residential projects. Unlike traditional mortgages, construction loans account for land acquisition, development costs, building expenses, construction schedules, and the eventual stabilization of rental income.
At Medallion Funds, we help investors, builders, and developers evaluate commercial real estate financing options and identify lenders suited to their projects.
This guide explains how multifamily construction loans work, typical qualification requirements, financing structures, common pitfalls, and how to prepare a project for lender review.
What Is a Multifamily Construction Loan?
A multifamily construction loan provides financing to develop residential properties containing multiple dwelling units.
These loans may support projects such as:
·Duplexes, triplexes, and fourplexes
·Townhome and build-to-rent communities
·Garden-style apartment developments
·Mid-rise and high-rise apartment buildings
·Mixed-use developments with residential components
·Affordable and workforce housing projects
The distinction between residential and commercial financing is important.
Properties containing one to four residential units may qualify for certain residential construction loan programs, depending on occupancy and lender guidelines.
Properties containing five or more units are generally financed through commercial multifamily construction lending programs.
The appropriate financing structure depends on the property, borrower, intended use, and development strategy.
How Do Multifamily Construction Loans Work?
Unlike a traditional mortgage that typically funds at closing, a construction loan generally releases proceeds in stages as construction progresses.
Step 1: Project Evaluation
The lender reviews the proposed development, including:
·Land acquisition and site control
·Zoning and development approvals
·Construction plans and specifications
·Project budget and cost estimates
·Developer experience
·Contractor qualifications
·Market demand and projected rental income
·Exit strategy
The lender may also require a feasibility study, appraisal, environmental assessment, and other third-party reports.
Step 2: Loan Approval and Closing
Once underwriting is completed and closing conditions are satisfied, the lender establishes the approved construction financing facility.
The borrower typically contributes required equity, subject to the lender's funding and disbursement requirements.
Step 3: Construction Draws
Rather than distributing all loan proceeds immediately, the lender releases funds through scheduled construction draws.
Draws are generally tied to completed work, verified costs, inspections, lien documentation, and remaining project budget.
Step 4: Construction Completion
When the project is completed, the developer obtains required occupancy approvals and begins or continues leasing the units.
Step 5: Permanent Financing or Sale
At the end of the construction loan term, the borrower generally must refinance, sell the property, or use an approved extension.
A successful exit requires more than simply completing construction. The project must also support the required permanent financing or sale proceeds.
Types of Multifamily Construction Loans
1. Conventional Bank Construction Loans
Banks and credit unions frequently finance experienced developers with strong financial profiles and well-supported projects.
These loans may offer competitive pricing but can involve significant documentation, sponsor liquidity requirements, guarantees, and underwriting scrutiny.
2. Private Lender and Debt Fund Construction Loans
Private lenders and debt funds may offer financing for projects that do not fit conventional bank requirements.
Potential advantages include flexible structures and faster decision-making, depending on the lender.
However, borrowers should carefully evaluate interest rates, origination fees, extension costs, recourse provisions, and exit requirements.
3. HUD Multifamily Construction Financing
The FHA-insured HUD Section 221(d)(4) program can support eligible new construction and substantial rehabilitation of multifamily rental housing.
Potential features include long-term, fixed-rate, fully amortizing financing, subject to program eligibility and approval.
HUD financing involves detailed underwriting, environmental and architectural reviews, construction requirements, and potentially lengthy processing.
It may be particularly relevant for qualified developers seeking long-term ownership rather than a short-term construction loan followed by refinancing.
4. Construction-to-Permanent Loans
Construction-to-permanent financing combines the construction phase with a predetermined path to long-term financing.
Depending on the lender, the arrangement may involve a single closing or a construction facility with a conditional permanent-loan conversion.
Borrowers should confirm conversion conditions, stabilization requirements, fees, and interest-rate provisions.
5. Bridge and Transitional Financing
Bridge financing may be useful for land acquisition, predevelopment work, or transitional situations before permanent construction financing is available.
However, not every bridge lender funds ground-up construction, and an acquisition bridge loan should not be mistaken for a complete development financing solution.
Multifamily Construction Loan Requirements
Every lender has its own underwriting criteria. The following are illustrative ranges and considerations, not guaranteed program terms.
Loan consideration | Illustrative guideline |
Loan-to-cost (LTC) | Often approximately 60%–75% |
Borrower equity | Often approximately 25%–40% of eligible project costs |
Loan term | Frequently 18–36 months for short-term construction facilities |
Interest structure | Often variable-rate, interest-only during construction |
Sponsor experience | Prior development experience strongly preferred |
Liquidity and reserves | Determined by project risk, lender, and guarantees |
Exit strategy | Refinance, sale, or approved conversion |
Some specialized programs may provide materially different leverage, maturities, or repayment structures.
Lenders typically evaluate three major factors.
The sponsor: Does the borrower have sufficient equity, liquidity, financial strength, and development experience?
The project: Are construction costs, rental projections, market assumptions, and contractor qualifications credible?
The exit: Can the property generate enough value and income to repay or refinance the construction loan?
Understanding Loan-to-Cost vs. Loan-to-Value
Two important financing measurements are loan-to-cost (LTC) and loan-to-value (LTV).
Loan-to-Cost
LTC compares the loan amount with the eligible total development cost.
LTC = Loan Amount ÷ Total Eligible Project Cost
For example, a $7.5 million construction loan on a $10 million project represents 75% LTC.
Loan-to-Value
LTV compares the loan amount with the property's appraised value.
LTV = Loan Amount ÷ Appraised Value
If that same property has a supported completed value of $12 million, the $7.5 million loan represents 62.5% LTV.
Many construction lenders evaluate both measurements and limit financing to the most restrictive applicable requirement.
Importantly, projected completed value is not the same as an appraiser-supported value or a guaranteed future sale price.
Real-World Example: Financing a 40-Unit Apartment Development
Consider a hypothetical developer planning a 40-unit apartment project.
Estimated Development Budget
Expense | Amount |
Land acquisition | $1,200,000 |
Hard construction costs | $6,000,000 |
Soft costs and professional fees | $1,100,000 |
Financing costs and interest reserve | $500,000 |
Contingency and other development costs | $1,200,000 |
Total project cost | $10,000,000 |
Assume a lender offers 70% loan-to-cost financing.
Construction loan: $7,000,000
Required project equity: $3,000,000
If the lender also requires a maximum 65% LTV based on completed value, the completed appraisal would need to support at least approximately $10.77 million for the entire $7 million loan to satisfy that constraint.
What Happens After Construction?
Assume the completed property achieves:
·40 rental units
·Average monthly rent of $2,000 per unit
·5% economic vacancy and credit loss
·Operating expenses equal to 40% of effective gross income
Annual potential rental income:
40 × $2,000 × 12 = $960,000
After the assumed 5% economic vacancy and credit loss:
Effective gross income: $912,000
After operating expenses of $364,800:
Estimated net operating income: $547,200
At an illustrative 5.5% capitalization rate:
Estimated stabilized value: approximately $9.95 million
This example reveals a critical development financing lesson.
Although the developer spent $10 million, the property's income-based stabilized value is only approximately $9.95 million under these assumptions.
At a 65% permanent-loan LTV limit, potential financing would be approximately $6.47 million before considering debt-service coverage, loan costs, or other constraints.
That is less than the original $7 million construction loan.
The developer could face a refinancing shortfall of approximately $530,000, even though construction was completed successfully.
This is why realistic rental assumptions, development costs, capitalization rates, and permanent financing projections matter before construction begins.
All figures are hypothetical and exclude certain potential income and expense adjustments. Actual underwriting may produce different results.
What Interest Rates Apply to Multifamily Construction Loans?
Construction loan interest rates vary based on market conditions, lender type, borrower strength, project location, leverage, and the development's risk profile.
Common structures include:
Floating-rate loans: Pricing may be tied to a benchmark such as SOFR plus a lender spread.
Fixed-rate construction loans: Some lenders offer fixed pricing for a defined period.
Interest-only payments: Many short-term construction loans require interest payments during construction, often based on outstanding funded balances.
Capitalized interest: Certain lenders permit an interest reserve to fund eligible interest costs during construction, subject to the approved budget.
The lowest advertised rate is not necessarily the lowest-cost financing option.
Borrowers should compare origination fees, extension charges, unused-funds provisions, rate caps, legal expenses, guarantees, and prepayment terms.
Seven Mistakes to Avoid When Financing Multifamily Construction
1. Underestimating Construction Costs
Material costs, labor shortages, utility work, and unforeseen site conditions can create substantial budget overruns.
2. Ignoring Contingency Requirements
A realistic contingency can protect against unforeseen costs and help satisfy lender requirements.
3. Overestimating Rental Income
Aggressive rent projections can make a project appear financially attractive while masking significant downside risk.
4. Failing to Evaluate the Exit Strategy
Developers should model permanent loan proceeds using realistic NOI, debt-service coverage, interest rates, and valuation assumptions.
5. Overlooking Interest Carry
Construction delays can increase financing costs and exhaust an insufficient interest reserve.
6. Choosing Financing Based Only on Interest Rate
The complete financing structure matters, including draw procedures, recourse, extension rights, fees, and closing certainty.
7. Waiting Too Long to Arrange Financing
Financing discussions should begin during the feasibility and predevelopment stages, not immediately before the anticipated groundbreaking date.
Documents Needed for a Multifamily Construction Loan
To prepare for a lender discussion, developers should assemble:
·Executive project summary
·Sponsor biography and development track record
·Land purchase agreement or proof of ownership
·Site plan and architectural drawings
·Zoning and entitlement information
·Detailed sources-and-uses budget
·Construction schedule
·General contractor qualifications and construction contract
·Market study and rental comparables
·Development pro forma and stabilization forecast
·Sponsor financial statements and liquidity verification
·Proposed permanent financing or sale strategy
The more complete and consistent the package, the easier it is for a lender to evaluate the project.
Why Work With a Commercial Mortgage Broker?
Multifamily construction financing is highly specialized.
Different lenders may focus on different geographic markets, property sizes, loan amounts, development stages, and borrower experience levels.
Working with an experienced commercial mortgage broker can help borrowers evaluate available financing structures, understand lender requirements, and identify potential obstacles before submitting a full application.
At Medallion Funds, our objective is to help developers and investors make informed financing decisions based on the economics of the project, not simply the advertised loan rate.
We can assist with evaluating construction financing, bridge financing, HUD multifamily financing, and potential permanent loan strategies, subject to lender and program availability.
Frequently Asked Questions
Can I get a multifamily construction loan with no development experience?
It may be possible, but financing can be more challenging. Some lenders may consider a borrower who partners with an experienced developer or general contractor and meets additional equity or guarantee requirements.
How much down payment is required?
Many conventional commercial construction scenarios require approximately 25%–40% project equity, but the amount varies significantly by lender, project, land equity, and financing program.
Can land equity count toward my down payment?
Sometimes. Lenders may recognize eligible contributed land equity, subject to valuation, existing liens, acquisition history, and underwriting policies.
Do multifamily construction loans require personal guarantees?
Many bank and private construction loans involve some form of sponsor recourse or completion guarantees. The exact obligations vary, and some specialized programs may provide nonrecourse structures with customary carve-outs.
How long does it take to get a multifamily construction loan?
Timelines vary considerably. Straightforward private financing may close faster than conventional bank or HUD-insured financing, while incomplete approvals, entitlements, environmental reviews, and construction documentation can delay any transaction.
Can I refinance once the apartment building is complete?
Potentially, yes. The property must satisfy the permanent lender's requirements for value, income, occupancy, debt-service coverage, and other underwriting conditions.
Final Thoughts: Finance the Project Before You Build It
Multifamily development can create significant investment opportunities, but the financing strategy must support the project from land acquisition through construction, lease-up, and stabilization.
The most important question is not simply how much a lender will advance.
It is whether the development can be completed, stabilized, and refinanced or sold under realistic market conditions.
Ready to Explore Multifamily Construction Financing?
I'm Bill Rapp Jr., CCIM, Director of Capital Advisory with Medallion Funds.
If you're planning an apartment development, build-to-rent community, or other multifamily construction project, let's discuss your development budget, equity requirements, financing options, and exit strategy.
Bill Rapp
Partner & Director of Capital Advisory | Medallion Funds
Commercial Lending Nationwide
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