📘 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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💼 Stop Leasing, Start Owning: How SBA 7(a) & 504 Loans Are Powering Owner-User CRE

🏢 Why SBA 7(a) & 504 Loans Are Quietly Dominating Owner-User Commercial Real Estate

Bill Rapp, Commercial Mortgage Broker
January 06, 2026•3 min read

🏢 Why SBA 7(a) & 504 Loans Are Quietly Dominating Owner-User Commercial Real Estate

💼 Stop Leasing, Start Owning: How SBA 7(a) & 504 Loans Are Powering Owner-User CRE

Why SBA 7(a) & 504 Programs Are Quietly Dominating Owner-User Commercial Real Estate

Most business owners still believe owning their building requires massive down payments, short loan terms, and balance-sheet strain. That assumption is outdated.

Across Texas and nationwide, SBA 7(a) and SBA 504 loans are quietly becoming the most powerful tools for owner-user commercial real estate (CRE) acquisitions—especially for medical practices, professional services, light industrial users, and growing local businesses.

When explained clearly, these programs consistently outperform conventional bank financing.

What Is Owner-User Commercial Real Estate?

Owner-user CRE applies when a business occupies 51% or more of the property it purchases. This includes:

  • Medical and dental offices

  • Law firms and CPA practices

  • Warehouses and light industrial buildings

  • Retail and mixed-use properties with an operating business

Instead of paying rent indefinitely, owners convert occupancy costs into equity.

SBA 7(a) vs. SBA 504: The Core Difference

SBA 7(a) Loans

  • Up to 90% financing (as low as 10% down)

  • Flexible use: purchase, refinance, build-out, and business acquisition

  • Variable or fixed-rate options

  • Ideal for smaller properties or complex transactions

SBA 504 Loans

  • Typically 10% down for owner-users

  • Long-term fixed rates on the SBA portion

  • Designed for real estate and heavy equipment

  • Excellent for stability-focused operators

Both programs offer 25-year amortizations, dramatically reducing monthly payments compared to conventional CRE loans.

Why These Programs Are Dominating Right Now

1. Low Down Payments Preserve Liquidity
Business owners can retain working capital for hiring, marketing, or expansion instead of tying up cash in real estate.

2. Fixed-Rate Certainty Beats Leasing Risk
While leases reset every 3–5 years, SBA 504 borrowers lock in long-term stability—often below market rents over time.

3. Inflation Turns Debt Into an Asset
Fixed debt payments decline in real terms as rents and property values rise.

4. Tax Efficiency
Interest deductions, depreciation, and cost segregation strategies make ownership structurally superior for many operators.

5. CPAs and Attorneys Are Driving Adoption
Sophisticated advisors increasingly guide clients toward SBA ownership structures rather than perpetual leasing.

Buying vs. Leasing: The Quiet Math Shift

In many markets, SBA loan payments now approximate—or even undercut—Class B lease rates. The difference is ownership creates:

  • Equity accumulation

  • Rent control

  • Exit flexibility (sale-leaseback, refinance, expansion)

Leasing builds someone else’s balance sheet. SBA ownership builds yours.

Common Myths That Keep Owners Renting

  • “SBA loans take too long” → Properly packaged deals close efficiently

  • “My business won’t qualify” → Cash-flow strength matters more than size

  • “Conventional loans are cheaper” → Not after adjusting for amortization and equity

Why a Mortgage Broker Matters

SBA lending is not retail banking. Structure, lender selection, and packaging determine success.

A broker who understands SBA credit, CDC coordination, and owner-user underwriting ensures:

  • Faster approvals

  • Cleaner closings

  • Optimal leverage

Final Thought

SBA 7(a) and 504 loans are not niche products. They are quietly reshaping how smart business owners acquire commercial real estate.

If you operate your business from a leased space, the real risk may be not exploring SBA ownership.

https://www.billrapponline.com/

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Š 2023-2024 Bill Rapp, Medallion Funds LLC, Director of Capital Advisory

SBA 7(a) loanSBA 504 loanOwner-user commercial real estatebuy commercial property SBASBA loan for business ownersstop leasing commercial propertyOwner occupied CRE financingSBA commercial mortgageFixed-rate commercial real estate loanSBA loan broker
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Bill Rapp - Commercial & Residential Mortgage Broker

Whether you're a first-time homebuyer, a seasoned investor, or a business owner with ambitious plans, securing the right financing is crucial. At Medallion Funds, we take the guesswork out of mortgages, offering a comprehensive suite of residential and commercial loan options to fit your unique needs. Looking for Your Dream Home? We understand the excitement and challenges of navigating the residential real estate market. Our experienced mortgage brokers will guide you through every step, from pre-qualification to closing. We offer a variety of loan programs to suit your financial situation, including: • Fixed-rate mortgages: Offering stability with predictable monthly payments. • Adjustable-rate mortgages (ARMs): Providing competitive rates for a set period. • FHA loans: Making homeownership accessible with lower down payments. • VA loans: Rewarding veterans with attractive rates and flexible terms. Investing in Your Business Future? Growth often requires capital, and we can help you unlock the potential of your commercial property. Our brokers specialize in a wide range of commercial loan options, including: • Purchase loans: Financing the acquisition of new buildings or land. • Construction loans: Facilitating the development of your project. • Refinance loans: Restructuring your existing mortgage for better terms. • SBA loans: Providing access to government-backed financing for qualified businesses. The Medallion Funds Difference: We go beyond simply finding a loan. We take the time to understand your goals and develop a personalized strategy. Here's what sets us apart: • Expertise: Our brokers have a deep understanding of both residential and commercial lending. • Competitive Rates: We leverage our strong lender relationships to secure the best possible terms. • Streamlined Process: We handle the paperwork, keeping you informed every step of the way. • Exceptional Service: We're committed to providing you with a positive and stress-free experience. Ready to Take the First Step? Contact Medallion Funds today for a free consultation. Let's discuss your financing needs and help you achieve your dreams!

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