📘 Autographed Collector's Edition – Direct from the Author - CRE Book
What if your next commercial real estate deal could change your life—but no one ever taught you how to make it happen?
The Commercial Real Estate Playbook: Lessons From the Fieldis your behind-the-scenes guide to the strategies, mistakes, and mindset shifts that truly matter in today’s CRE world. Written by veteran broker and financing expert Bill Rapp, this book shares the real-world lessons he learned over a decade in the trenches—now available as an exclusive signed copy straight from the author.
Inside this special edition, you’ll discover:
✅ What separates winning deals from disasters
✅ How to confidently transition from residential to commercial real estate
✅ The psychology of reading people and closing with confidence
✅ Financing tips and creative capital strategies across all asset classes
✅ How to build a team, scale your business, and lead through uncertain times
Whether you're an investor, broker, small business owner, or just breaking into the commercial space, this no-fluff guide delivers the real talk—and real tools—you won’t find in a classroom.
Start building your CRE legacy with insights that actually work—and get your hands on a personally autographed copy today.
🏡 Autographed Collector's Edition – Direct from the Author - Residential Book
Buying your first home doesn’t have to be overwhelming—especially when you have a proven, step-by-step roadmap signed by the expert himself.
The Smart Guide to Buying Your First Home
is your friendly, no-nonsense companion through every stage of the homebuying process. Written by trusted
mortgage broker and real estate advisor Bill J. Rapp Jr.
, this autographed copy
offers not just practical advice, but peace of mind—straight from someone who’s helped hundreds of families navigate their first purchase.
Inside this signed special edition, you’ll
learn:
· 🧠 How credit scores
impact your loan—and how to fix yours fast
· 🏦What lenders really want to see and how to get pre-approved like a pro
· 💸Budgeting truths, hidden fees, and the myth of “$0 down”
· 🛠️The importance of building a dream team—agent, lender, and inspector
· 📝What to expect during inspections, appraisals, and closing, pl🇺🇸 Bonus content for VA borrowers, including how to get your COE and maximize your benefits
Every chapter includes clear action steps, checklists, and insider tips to help you stay organized, informed, and
empowered.
Whether you're buying solo, with a partner, or
for your growing family, this personally signed copy
is more than just a how-to guide—it’s your coach, mentor, and trusted friend for the journey ahead.
Order now to get a signed edition shipped directly from the author—and take the first confident step toward homeownership.
The Commercial Real Estate Playbook: Lessons From the Field:
"Blueprints for Success in Commercial Deals, Lending & Leadership"
What if your next commercial real estate deal could change your life—but no one ever taught you how to make it happen?
In
The Commercial Real Estate Playbook: Lessons From the Field, seasoned broker and finance expert
Bill Rapp
pulls back the curtain on the real-world strategies, pitfalls, and breakthrough moments that shaped his career—and the careers of countless clients and professionals he’s served.
From structuring your first deal and building your personal brand, to overcoming financing roadblocks and surviving market downturns, this no-fluff guide is packed with firsthand stories, actionable insights, and field-tested tools to help you thrive in today’s complex CRE landscape.
Whether you're an aspiring broker, active investor, small business owner, or someone looking to understand the lending side of real estate, this book offers a front-row seat to lessons that aren’t taught in classrooms—but can make or break your success.
Inside you’ll discover:
What separates successful deals from failed onesHow to transition from residential to commercial with confidenceThe art of reading people and closing like a proSmart financing tactics for every asset class—from retail to multifamilyHow to scale your business, lead a team, and future-proof your career
If you're ready to stop guessing and start building a legacy in commercial real estate, this playbook will be your trusted guide.
The Smart Guide to Buying Your First Home!
"From Credit Scores to Closing Day"
Buying your first home doesn’t have to be overwhelming — not when you have a proven roadmap in your hands.The Smart Guide to Buying Your First Home
is a friendly, practical, and down-to-earth companion for anyone ready to turn the dream of homeownership into a reality. Whether you're just starting to think about buying, already browsing listings, or preparing to make an offer, this guide breaks it all down — step-by-step — in language that makes sense.Written by seasoned mortgage broker and real estate advisor
Bill J Rapp Jr, this guide covers everything you need to know, including:
How your credit score affects your mortgage (and how to fix it fast)What lenders arereallylooking for — and how to get pre-approved like a proBudgeting tips, hidden costs, and why “$0 down” doesn’t mean “free”How to build your dream team and search with strategyThe real-deal guide to inspections, appraisals, and closing dayBonus insights forveterans using VA loans— including how to get your COE, debunking common VA myths, and planning for future moves or refinancing
Plus, you’ll find action steps, checklists, and practical tips in every chapter — making it easy to stay organized, empowered, and confident throughout the process.Whether you’re buying solo, with a partner, or as a growing family, this book will help you make smart decisions and avoid costly mistakes.
It’s more than a how-to manual — it’s a trusted guide, mentor, and coach all in one.Homeownership is a journey — not a race. Let’s take that first step together. 🏡
ABOUT AUTHOR
Bill Rapp
Bill Rapp is a seasoned commercial real estate broker and finance expert with over a decade of experience helping clients navigate complex property transactions and capital solutions. Based in Houston, Texas, Bill specializes in investment sales, acquisitions, and commercial financing strategies tailored to meet the needs of investors, developers, and business owners. He brings a
unique blend of market insight, negotiation skills, and financial acumen to every deal, consistently delivering value and growth opportunities for his clients. With a deep knowledge of the Houston and Greater Texas markets, Bill
is committed to building long-term relationships and helping clients make smart, strategic decisions in today’s ever-evolving real estate landscape. When
he’s not closing deals or analyzing the next big opportunity, Bill enjoys time with family, outdoor adventures, and giving back to the local community through mentorship and service.If you’d like, I can help write or edit these based on
the book content we’ve built so far.
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🏦 Bank Loans vs. Non-QM vs. DSCR vs. SBA — Which Mortgage Loan Is Right for You? 📊
🏦 Bank Loans vs. Non-QM vs. DSCR vs. SBA — Which Mortgage Loan Is Right for You? 📊
💼 W-2, Self-Employed, or Investor? Choosing the Right Loan Program in Texas 🔑
Bank Loans vs. Non-QM vs. DSCR vs. SBA — Which One Fits Your Situation?
Most borrowers don’t have a loan problem.
They have a fit problem.
As a mortgage broker in Katy, Houston, and across Texas, I don’t push products. I structure solutions. The key is matching the right borrower profile with the right underwriting model.
Let’s break down the framework clearly.
🏦 1. Traditional Bank Loans (Conventional / Agency)
4
Best For:
·W-2 income borrowers
·Owner-occupied primary residences
·Strong credit profiles
·Documented tax returns
How It Works:
Traditional bank loans (Fannie Mae / Freddie Mac conventional) rely heavily on:
·Tax returns
·W-2 income
·Debt-to-income ratio (DTI)
·Stable employment history
Strengths:
✔ Lowest rates
✔ Long-term fixed options
✔ No exotic structure
Limitations:
✖ Tax return write-offs hurt qualification
✖ Harder for self-employed borrowers
✖ Strict DTI guidelines
If you’re salaried and buying a primary residence, this is usually your cheapest capital.
💼 2. Non-QM Loans (For Self-Employed & Complex Income)
4
Best For:
·Self-employed borrowers
·1099 earners
·Business owners with large write-offs
·High-income professionals
How It Works:
Non-QM (Non-Qualified Mortgage) loans allow:
·Bank statement qualification
·1099 income analysis
·Asset depletion programs
Instead of relying strictly on tax returns, we use alternative documentation to determine income.
Strengths:
✔ Flexible underwriting
✔ Higher DTI tolerance
✔ Works for doctors, dentists, consultants, and entrepreneurs
Trade-Off:
Rates are typically higher than conventional.
But if your tax returns show low net income because of aggressive write-offs, this may be the only program that actually works.
🏢 3. DSCR Loans (For Real Estate Investors)
4
Best For:
·1–4 unit investment properties
·BRRRR investors
·Portfolio builders
·Cash-out refinance strategies
How It Works:
DSCR = Debt Service Coverage Ratio
Instead of qualifying you based on personal income, the lender qualifies the property.
If rental income covers the mortgage payment (usually 1.0–1.25 DSCR), you qualify.
Strengths:
✔ No personal income verification
✔ Scales for investors
✔ Great for refinances
Limitations:
✖ Higher down payment (usually 20–25%)
✖ Slightly higher rates than conventional
For investors in Houston, Katy, and Fulshear, DSCR is often the cleanest path to scale.
🏗 4. SBA Loans (For Owner-Occupied Commercial Property)
4
Best For:
·Business owners buying their own building
·Medical offices
·Retail storefronts
·Industrial owner-users
Programs like:
·U.S. Small Business Administration 7(a)
·U.S. Small Business Administration 504
Allow as little as 10% down in many cases.
Strengths:
✔ Low down payment
✔ Long amortizations (25 years)
✔ Competitive rates
Requirements:
·Business financials
·Personal guarantee
·Owner-occupancy (typically 51%+)
If you own a business in Texas and are paying rent, SBA financing can convert that expense into equity.
The Real Question Isn’t Rate — It’s Structure
Here’s the decision framework:
Borrower Type
Property Type
Best Fit
W-2 Employee
Primary Residence
Conventional Bank Loan
Self-Employed
Primary or Investment
Non-QM
Real Estate Investor
1–4 Unit Rental
DSCR
Business Owner
Owner-Occupied Commercial
SBA
The wrong loan structure can:
·Block future refinancing
·Create unnecessary prepayment penalties
·Limit portfolio growth
·Increase long-term capital costs
The right structure creates flexibility.
Why This Matters in Texas
Houston and surrounding markets are capital-driven.
Whether you’re:
·A first-time homebuyer
·A doctor relocating
·A BRRRR investor
·A business owner buying your building
Your loan strategy affects your 5–10 year trajectory.
I operate Medallion Funds as a brokerage platform — meaning I shop lenders to match your structure.
That’s the difference between a product pusher and a capital advisor.
Final Take
Bank loans, Non-QM, DSCR, and SBA are not competing products.
They are tools.
The question is not “Which one is best?”
The question is “Which one fits your situation?”
If you want a structure conversation instead of a rate quote, let’s talk.
— Bill Rapp
Medallion Funds | Mortgage & Commercial Capital
https://www.billrapponline.com/
https://findamortgagebroker.com/Profile/WilliamRappJr28883
https://billrapp.commloan.com/
https://billrapponline.com/financingfuturescre-houston-katy
https://houstoncommercialmortgage.com/
https://author.billrapponline.com
https://doctorvideo.billrapponline.com/
https://veteransvideo.billrapponline.com/
https://mortgageviking.billrapponline.com/
https://fha203h.billrapponline.com/
https://renovationvideo.billrapponline.com
https://medallionfunds.com/bill-rapp/
https://www.amazon.com/dp/B0F32Z5BH2
https://veed.cello.so/FOmzTty6oi9
https://buymeacoffee.com/vikingente3
https://creplaybookseries.billrapponline.com
https://creplaybook.billrapponline.com/
© 2023-2024 Bill Rapp, Medallion Funds LLC, Director of Capital Advisory
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