📘 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 Statement Loans Explained: Who Qualifies & Who Doesn’t in 2026 🚀
💰 Bank Statement Loans Explained: Who Qualifies & Who Doesn’t in 2026 🚀
📘 Self-Employed Borrowers: The Truth About Bank Statement Mortgage Loans 💼
💰 The Truth About Bank Statement Loans: Who Qualifies & Who Doesn’t
For business owners, freelancers, and 1099 earners, qualifying for a mortgage shouldn't feel like trying to fit into a box that was built for W-2 employees. That’s exactly why bank statement loans exist — and why they’ve become one of the most powerful financing tools in the 2026 lending market.
At Medallion Funds, we see this every day: strong borrowers with real income, real assets, and real businesses get declined by retail banks simply because tax returns don't reflect their true cash flow. Bank statement loans flip that script.
This guide breaks down who qualifies, who doesn’t, and what lenders are really looking for in today’s market.
✅ What Is a Bank Statement Loan?
A bank statement loan is a mortgage that uses 12 or 24 months of business or personal bank statements to calculate income instead of tax returns.
Lenders analyze actual deposits to determine qualifying income — a huge advantage for borrowers who reinvest heavily or deduct expenses aggressively.
✅ Who Qualifies for a Bank Statement Loan?
✔ Self-Employed Borrowers (2+ Years in Business)
This group includes:
• Business owners
• Independent contractors
• Gig workers
• Realtors, loan officers, consultants, contractors
• Investors with 1099 income streams
Lenders want to see:
• Consistent monthly deposits
• Stable or rising income trends
• Clean account history (no big NSF issues)
✔ Borrowers With Strong Cash Flow but Low Taxable Income
If your tax returns show very little income because of write-offs, depreciation, or reinvestment — you’re a textbook bank-statement borrower.
✔ Borrowers With Solid Credit (Typically 620–680 Minimum)
Higher scores = better pricing.
700+ = ideal for top-tier programs.
✔ Borrowers With Reasonable Reserves
Most lenders want 3–12 months of reserves, depending on loan size and risk profile.
❌ Who Doesn’t Qualify for a Bank Statement Loan?
✘ Borrowers Without Self-Employed or 1099 Income
If your main income is W-2, lenders must use W-2 documentation.
✘ Businesses With Highly Irregular or Declining Deposits
A few inconsistent months are fine — a long downward trend is not.
✘ Borrowers With Significant Overdraft or NSF Activity
Overdrafts tell lenders the borrower is living too close to the edge.
✘ New Businesses (Under 12 Months)
Some niche lenders allow 1 year in business, but 2 years is the industry norm.
🔍 How Lenders Calculate Income (The Real Formula)
Banks analyze:
1. Gross monthly deposits
2. Expense factor (typical 40–60% unless CPA letter provided)
3. Net qualifying income after applying the expense factor
Example:
Deposits: $30,000/month
Expense factor: 50%
Qualifying income: $15,000/month
This can dramatically improve purchasing power compared to tax-return income.
🏡 Why Bank Statement Loans Are Exploding in 2026
• Massive rise in self-employment
• Growth of gig-economy income
• Small-business expansion in Texas and nationwide
• Banks tightening traditional guidelines
• Investors needing flexible income documentation
For the right borrower, this loan isn’t a backup plan — it's a competitive advantage.
🧭 Final Takeaway: Who Should Use Bank Statement Loans?
Bank statement loans make the most sense for:
✔ Self-employed high earners
✔ Business owners reinvesting profits
✔ Borrowers who want more buying power
✔ Borrowers who need speed and flexibility
And they’re not ideal for:
✘ Borrowers with unstable finances
✘ Those dependent on W-2 income
✘ New businesses with limited history
If you're self-employed and want to buy or refinance in 2026, this is one of the best tools in the market — and Medallion Funds can connect you to the right lender.
https://www.billrapponline.com/
https://findamortgagebroker.com/Profile/WilliamRappJr28883
https://billrapp.commloan.com/
https://billrapponline.com/financingfuturescre-houston-katy
https://houstoncommercialmortgage.com/
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https://medallionfunds.com/bill-rapp/
https://www.amazon.com/dp/B0F32Z5BH2
https://veed.cello.so/FOmzTty6oi9
https://creplaybookseries.billrapponline.com
https://creplaybook.billrapponline.com/
© 2023-2024 Bill Rapp, Medallion Funds LLC, Director of Capital Advisory
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