š Autographed Collector's Edition ā Direct from the Author - CRE Book
What if your next commercial real estate deal could change your lifeābut 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 todayās 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 trenchesānow available as an exclusive signed copy straight from the author.
Inside this special edition, youāll discover:
ā What separates winning deals from disasters
ā How to confidently transition from residential to commercial real estate
ā The psychology of reading people and closing with confidence
ā Financing tips and creative capital strategies across all asset classes
ā 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 talkāand real toolsāyou wonāt find in a classroom.
Start building your CRE legacy with insights that actually workāand get your hands on a personally autographed copy today.
š” Autographed Collector's Edition ā Direct from the Author - Residential Book
Buying your first home doesnāt have to be overwhelmingāespecially 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 mindāstraight from someone whoās helped hundreds of families navigate their first purchase.
Inside this signed special edition, youāll
learn:
Ā· š§ How credit scores
impact your loanāand how to fix yours fast
Ā· š¦What lenders really want to see and how to get pre-approved like a pro
Ā· šøBudgeting truths, hidden fees, and the myth of ā$0 downā
Ā· š ļøThe importance of building a dream teamāagent, lender, and inspector
Ā· šWhat to expect during inspections, appraisals, and closing, plšŗšø 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 guideāitās your coach, mentor, and trusted friend for the journey ahead.
Order now to get a signed edition shipped directly from the authorāand 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 lifeābut 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 careerāand the careers of countless clients and professionals heās 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 todayās 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 arenāt taught in classroomsābut can make or break your success.
Inside youāll 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 classāfrom 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 doesnāt have to be overwhelming ā 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 ā step-by-step ā 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 ā and how to get pre-approved like a proBudgeting tips, hidden costs, and why ā$0 downā doesnāt mean āfreeāHow to build your dream team and search with strategyThe real-deal guide to inspections, appraisals, and closing dayBonus insights forveterans using VA loansā including how to get your COE, debunking common VA myths, and planning for future moves or refinancing
Plus, youāll find action steps, checklists, and practical tips in every chapter ā making it easy to stay organized, empowered, and confident throughout the process.Whether youāre buying solo, with a partner, or as a growing family, this book will help you make smart decisions and avoid costly mistakes.
Itās more than a how-to manual ā itās a trusted guide, mentor, and coach all in one.Homeownership is a journey ā not a race. Letās take that first step together. š”
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 todayās ever-evolving real estate landscape. When
heās 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 youād like, I can help write or edit these based on
the book content weāve built so far.
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š¦ Banks Tiptoe Back Into CRE Lending ā But Old Loan Troubles Still Haunt the Market ā ļø
š¦ Banks Tiptoe Back Into CRE Lending ā But Old Loan Troubles Still Haunt the Market ā ļø
š CRE Lending Rebounds in 2025 ā Yet Troubled Debt and Maturity Risks Are Far From Over š„
š¦ Banks Tiptoe Back Into CRE Lending ā Even As Old Troubles Stick Around
After two years of tightening credit, frozen loan committees, and conservative underwriting, banks are finally stepping back into the commercial real estate (CRE) arena. But hereās the truth investors and borrowers need to hear:
Yesābanks are lending again.
Noāthe problems from the low-rate era arenāt gone.
And the next five years will be defined by slow-moving risk, not sudden collapse.
As a mortgage broker working directly with both investors and lenders, Iām seeing the same pattern: a lending thawā¦ but far from a clean slate.
š„ Banks Are Lending Again ā The Thaw Is Real
According to Newmark, banks originated $227 billion in CRE loans during the first nine months of 2025āan 85% year-over-year surge that finally returns origination levels to 2019 norms.
A few big shifts worth noting:
Multifamily made up 50% of Q2 originations
Office is seeing selective new financingāa sign that valuations finally hit clearing levels
Regional banks are re-opening pipelines, though with tighter DSCR and lower leverage
Bridge lenders and debt funds are being out-competed on rates again
This isnāt a boom. Itās simply a return to functioning credit marketsāsomething the sector hasnāt seen since early 2022.
ā ļø But Legacy Problems Havenāt Gone Away
Even though banks are lending, theyāre still dragging the weight of last cycleās debt.
CRE delinquencies sit at 1.56%, the highest since 2014
At the nationās largest banks, delinquencies hit 1.86%
Nonperforming loans continue to rise despite the lending rebound
Troubles are concentrated in:
office
older multifamily
hospitality in oversupplied markets
transitional assets with stalled business plans
Analysts warn that banksā stability reflects caution, not improved fundamentals.
š§± The āExtend and Pretendā Era Isnāt Over
Banks are still relying on loan modifications and short-term extensions to avoid realizing losses.
$957 billion in CRE debt matures in 2025
Nearly half is held by banks
$663 billion is coming due in 2026
Banks hold 46% of that exposure, more than any other lender class
Instead of one giant āmaturity wall,ā the market now faces a rolling debt wave extending through 2030
This rewrites the entire risk timeline.
Instead of a crash ā cleanup ā recovery cycleā¦ weāre on a slow-drip, multi-year workout cycle.
š§ļø Macro Risks Are Rising
While lenders are more active, macroeconomic clouds continue to darken:
Rising stagflation pressures
Declining consumer sentiment
Slower job growth
Rate volatility
Recession odds estimated anywhere from 35% to 93%, depending on the model
Any major shockāeconomic or geopoliticalācould trigger:
forced sales
rapid repricing
distress escalations
higher delinquencies
This is why lenders remain conservative even as pipelines reopen.
š„ The Reality: A Slow Burn, Not a Sudden Collapse
Banks are choosing controlled workouts over liquidation.
Thatās good news for borrowers.
No fire sales
No mass foreclosures
No 2008-style panic
But it also means:
distress will unwind slowly, not suddenly
pricing discovery will take longer
sponsors with weak balance sheets will struggle
borrowers with expertise (or strong brokers) can negotiate better terms
š THE TAKEAWAY
Banks are lending againābut they havenāt resolved the core issues created by low rates, rapid cap rate expansion, and unrealistic valuations from 2019ā2022.
Until something forces their hand, expect:
gradual workouts
conservative underwriting
rolling maturity stress
opportunities emerging deal-by-deal, not market-wide
Smart borrowers should act nowābefore competition heats up and while lenders are still offering attractive structures to strong sponsors.
If you need guidance on refinancing, restructuring, or sourcing new capital, the Medallion Funds team is here to help.
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://creplaybookseries.billrapponline.com
https://creplaybook.billrapponline.com/
Ā© 2023-2024 Bill Rapp, Medallion Funds LLC, Director of Capital Advisory
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