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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
Renovation Mortgage Specialist
Two little-known home renovation mortgage programs offer solutions for buyers and homeowners who want to renovate.
Fannie Mae and the Federal Housing Administration have home renovation mortgage programs that allow buyers to borrow based on what the house is expected to be worth after the home rehab is completed. Homeowners can also use both programs to refinance their existing mortgage plus the renovation costs into one loan.
FHA's 203(k) program and Fannie's HomeStyle Renovation Mortgage have been around for years. In the old days -- when most borrowers could easily get second mortgages or generous credit lines to pay for renovations -- these loans weren't as appealing as they are today.
Home renovation loans are in Demand !
"A couple years ago, there wasn't as much demand for these loans," says Bill Rapp, a senior loan originator with Network Funding in Houston, who specializes in renovation mortgages. Demand surged in the aftermath of the housing crisis, when borrowers saw them as a way to buy and renovate distressed properties.
How it works Unlike credit lines, these renovation loans require borrowers to show that the money was spent on the house. In the standard FHA 203(k) program, the borrower hires a consultant to assess the construction plan and to perform an inspection before each draw is made. A "draw" happens when a portion of the money is disbursed to the contractor. Borrowers have up to six months to finish the project and are allowed up to five draws. The HomeStyle program does not require a consultant to monitor the work, only an initial and final inspection.
Great for foreclosure hunters !
While rehab loans involve more work than traditional mortgages, they can be a great tool for those who want to buy discounted homes that need repair.
Bill Rapp says he helped a couple who bought a foreclosed house in Houston, TX for $26,000 and borrowed $136,000 to renovate the property. An appraisal estimated the home would be worth about $135,000 after the work was completed. The couple was able to take out an FHA 203(k) mortgage totaling $144,000, which covered the price of the house, renovations, and loan costs, minus a down payment.
But how do you know which loan is best? It depends on the situation.
203(k) vs. HomeStyle .
Those who don't have great credit should probably opt for an FHA 203(k). Most Fannie Mae HomeStyle lenders require a credit score above 660. To get the best rate on a HomeStyle mortgage, borrowers need to have a minimum 740 credit score, Bill Rapp says.
"If you have a 740 score and 10 percent down, a HomeStyle is definitely cheaper," she says. That's because FHA mortgages carry higher mortgage insurance premiums for borrowers who put the least amount down. FHA 203(k) home renovation mortgages have an upfront fee that is rolled into the loan amount. Less-than-stellar credit For borrowers with credit scores lower than 740, it's best to compare estimates, Bill Rapp says.
FHA does not set a minimum score requirement for 203(k) loans, but many lenders require a score of 640 or greater. There are a few exceptions, and some lenders accept scores as low as 580, Bill Rapp says.
Under the FHA's 203(k) program, borrowers can get a mortgage with a down payment as little as 3.5 percent. HomeStyle requires a minimum 5 percent down payment.
The FHA 203(k) program is available only for owner-occupants. The HomeStyle program allows investors.
How much do you need?
Another key factor a borrower should consider when deciding whether to go with a 203(k) or a HomeStyle home renovation mortgage is the size of the loan.
The 203(k) rehab mortgage has to comply with FHA loan limits. The limit varies by county but is $314,827 in most places. In high-cost areas, the limit is as high as $765,525.
You may be able to borrow more with the 203(k) than with HomeStyle if you are borrowing up to the local loan limit.
With a 203(k) loan, borrowers can get up to 110 percent of the home's appraised value, compared with 95 percent with a HomeStyle loan. Both appraisals are based on what the house is expected to be worth after repairs.
What do you want to fix?
FHA's 203(k) rehab loan does not allow borrowers to use the money for luxury items such as adding a swimming pool or a spa, but HomeStyle does.
Borrowers can opt for a streamline FHA 203(k) home rehabilitation loan if they need less than $35,000 and don't have to do any structural repairs or major landscaping work. The streamline 203(k) is similar to a standard 203(k) but is easier to get and involves less paperwork and less bureaucracy, Bill Rapp says. Streamline loans don't require the borrower to hire a consultant.
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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