📘 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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🏬 Why Retail Isn’t Dead — It’s Evolving in Texas Commercial Real Estate 💰
🏬 Why Retail Isn’t Dead — It’s Evolving in Texas Commercial Real Estate 💰
📈 Retail Real Estate Is Back: How Smart Financing Is Fueling the Comeback 🚀
Why Retail Isn’t Dead
For years, headlines claimed retail was finished. E-commerce was taking over. Shopping centers would sit vacant. Brick-and-mortar was obsolete.
That narrative was incomplete — and in Texas, it’s proving wrong.
Retail isn’t dead. It’s recalibrated. And for investors, business owners, and borrowers, this shift creates opportunity — especially when paired with the right financing strategy.
As a mortgage and commercial loan broker at Medallion Funds, I see where capital is flowing. Retail is still attracting lenders — but only for the right assets, in the right locations, with the right structure.
Let’s break it down.
What Actually Changed in Retail?
Retail didn’t disappear. Weak concepts did.
The sector shifted from:
• Commodity big-box overexpansion
• Mall-centric traffic models
• Overleveraged speculative development
To:
• Service-oriented tenants (medical, fitness, salons, restaurants)
• Grocery-anchored neighborhood centers
• Experience-driven retail
• High-income suburban growth corridors
In Texas — especially Houston, Katy, Fulshear, and Dallas — population growth and household formation continue to support neighborhood retail fundamentals.
Consumers still want convenience.
They still dine out.
They still need services close to home.
That demand doesn’t vanish because of Amazon.
The Data Tells a Different Story
Across major Texas metros:
• Vacancy in well-located neighborhood retail remains tight
• New retail construction is disciplined
• Tenant demand for quality space is selective but stable
• Cap rates have normalized, not collapsed
Retail is not in freefall — it’s in repricing and refinement.
And lenders are paying attention.
Why Lenders Still Finance Retail
Banks and private debt funds are still active in retail when:
✔ Tenant mix is diversified
✔ Lease rollover is manageable
✔ Debt service coverage ratio (DSCR) is strong
✔ Location fundamentals are durable
✔ The borrower has liquidity and experience
From a financing standpoint, retail loans today are structured with more conservative leverage and stronger underwriting. That’s healthy — not fatal.
If you structure the deal correctly:
• Lower leverage can reduce refinance risk
• Fixed-rate structures can stabilize long-term cash flow
• SBA loans can help owner-users acquire retail condos or storefronts
• Bridge financing can reposition vacant centers
Retail deals are getting done every week. They just require precision.
Where Opportunity Exists
Retail opportunity in 2026 isn’t about chasing distressed malls. It’s about disciplined execution.
Look for:
• Grocery-anchored centers in growth corridors
• Pads in master-planned communities
• Medical or dental retail conversions
• Restaurant second-generation spaces
• Value-add centers with lease-up potential
In high-growth Texas suburbs, retail supply has been constrained for years. That’s a structural support for long-term rent stability.
Financing Strategy Matters More Than Ever
The difference between a good retail deal and a failed one is often financing design.
Key considerations:
1. Debt Yield & DSCR
Underwrite conservatively. Stress-test vacancy.
2. Refinance Risk
Avoid short maturities unless you have a defined exit.
3. Tenant Credit Quality
National credit tenants reduce perceived lender risk.
4. Liquidity Planning
Have reserves. Retail rewards patient capital.
This is where advisory-driven mortgage brokerage matters.
At Medallion Funds, we evaluate:
• Bank financing
• SBA 7(a) and 504 programs
• DSCR loans
• Bridge loans
• Fixed vs floating structures
Retail isn’t dead. But loose underwriting is.
The Texas Advantage
Texas continues to benefit from:
• Population migration
• Corporate relocations
• Job growth
• Pro-business policy
That economic engine supports retail fundamentals — particularly in suburban growth nodes.
Retail follows rooftops.
Rooftops are growing in Texas.
That math still works.
Final Take
Retail isn’t dead.
Overbuilt, poorly located, highly leveraged retail is struggling.
Disciplined, well-located, service-oriented retail in growing Texas corridors remains financeable and investable.
The opportunity isn’t gone.
It’s selective.
And selective markets reward strategic borrowers.
If you’re evaluating a retail acquisition, refinance, or development opportunity, let’s structure it correctly from day one.
—
Bill Rapp
Medallion Funds
Commercial & Residential Mortgage Brokerage
📞 281-222-0433
🌐 https://billrapponline.com
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https://findamortgagebroker.com/Profile/WilliamRappJr28883
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© 2023-2024 Bill Rapp, Medallion Funds LLC, Director of Capital Advisory
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