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WITH PROVEN STRATEGIES & PROVEN RESULTS
HERE'S WHAT MY CLIENTS SAY:
What People Are Saying:
Excellent Service
Bill is an exceptional loan officer. He helped us to purchase our home with very personal and professional service. He helped us navigate the whole process from start to closing without any problems. We didn't think we're qualified to purchase a house, but Bill went above and beyond to find a way to help us achieve our goal. He always responded very quickly with our requests, he would come back with different options with comparison chart to clearly indicate how much we need for down payment, monthly payments, interest rates, closing costs etc.
We would highly recommend Bill to anyone in need of lending services. In fact, we have already recommended Bill to one of our friends on purchasing a house.
ďťż--- David Chan - Houston, TX
Bank Statement Lending!
William Rapp of Network Funding, L. P. was very professional and I felt comfortable in dealing with him. I will definitely recommend him to family and friends.
ďťż--- Ian F - Missouri City, TX
Professionalism - Expert In Home Style Loan
Bill is an expert in the topic, his explanations and online material make a difference and he is always there from the beginning to the end. He is committed to make thing happen.
ďťż--- Felipe Caldern & Carolina Angel Gutierrez
Great Service!
Bill Rapp's handling of our loan (even though out of state) was unparalleled to any service I have been through prior, including 3 different real estate transactions and multiple refinances. Extremely quick close, with great options and flexibility for my families needs. All around A+
--- Chris & Beth Sheehan - San Jose, CA
Knowledgeable and Responsive!
Bill was a pleasure to work with and he made the loan process fairly easy. He answered all questions I had very quickly and was straight forward in doing it. I would recommend Bill to others.
--- Wes Brady - Richmond, TX
Very professional and always returned our calls!
Bill takes a lot of pride in his job and is very dependable. They were very patient and understanding. He went out of his way and explained all my questions and concerns. They were very professional and returned my phone calls and emails. He did a great job and I fully recommend him.
--- Therese, Malcom & Shirley Teixeira - Katy, TX
Great Job!
Bill helped us out from beginning to end of loan process. The loan closed in a timely manner as Bill worked hard with bank to get our to the final steps.
ďťż--- Kamal & Theresa Wilson - Hartford, CT
Avid Problem-Solver and Absolute Pleasure to Work With!
Bill Rapp worked very hard to ensure that we closed our loan and were able to move into our new home. He always had alternatives to any problems we encountered while closing. He worked with us from the beginning identifying solutions to any problems that we were having. He was an absolute pleasure to work with!
--- Nikita Rayani & Sanit Tejani - Houston, TX
Awesome to work with!
Being a first-time buyer I came in with lots of questions and concerns. Bill was always available for any questions I had and answered everything to my satisfaction. Bill made the loan process so painless that I could still concentrate on other things. We ended up closing early which made things even better. If you are in need of a lender and want someone who is very approachable and stays on top of your loan then Bill is your guy.
--- Cesar Raya - Richmond, TX
Loan Declined by my bank, and he saved the day!
Bill, did an amazing job helping me close on my house. He took the reigns and reassured me the best route to take to help close. He was accountable, thorough and trustworthy. I will continue to work with Network Funding, L.P. when it comes to home buying in the future because of the quality of service Bill gave.
--- Jacob Smith - Boerne, TX
Bill Rapp Will Definitely Make It Happen!
Bill is the most kind, patient and helpful person I have ever known. He answers his phone calls and emails promptly. You can ask him a million questions, and he will answer each and every one of them. Before I started working with Bill, I had been turned down for a home loan, because of some past credit issues I had, plus I was a single mother. However, once I started working with Bill, he was able to quickly get me a home loan, with a good interest rate. I would recommend that you call him, as he will help you.
--- Corinne Wilson - Roselle, NJ
Knowledgeable, Honest, Trustworthy, and Reliable!
"I will definitely keep you in mind. If anyone I know needs financing, I will send them your way!"
--- Jon & Andrea Saleem, CRPC Financial Advisor - Houston, TX
Best Dam Mortgage Guy a man could know!
"Hands down the best loan experience to date!"
--- Gabe & Chelsea Jackson - Pearland, TX
Phenomenal, Hard Working and Never Quits!
Had a stupid foreclosure that could have been avoided if exâs attny would have sent my buy out offer. So Bill was able to push this through with a 4 year foreclosure. He worked his butt off, was very diligent with his communication; and was very professional talking to me even when I was screaming and/or crying at him. Highly recommend this lender. He really go to the ends of the earth to help you!
--- Liz Keeter - Harlingen, TX
Exceptional customer service!
Bill is the most kind, patient and helpful person I have ever known. He answers his phone calls and emails promptly. You can ask him a million questions, and he will answer each and every one of them. Before I started working with Bill, I had been turned down for a home loan, because of some past credit issues I had, plus I was a single mother. However, once I started working with Bill, he was able to quickly get me a home loan, with a good interest rate. I would recommend that you call him, as he will help you.
--- Isha Lopez & Mauricio Garcia - Houston, TX
Service with a capitol S
Bill went above and beyond at every turn. He worked late on Saturday, he worked late all the time. We wanted to close ASAP and he really helped make it happen for us.
--- Jeff & Wendy Heger - Houston, TX
Best Buying Experience!
I would would highly recommend going with Network Funding LP. As a first time home buyer I didn't know what to expect. Bill Rapp was very helpful in answering all my questions and guided me through all ghe steps. I couldn't have asked for a better buying experience!
--- Tabitha Turner - Humble, TX
Would recommend him and use him again!
Very involved and professional . Kept me informed and up to date on everything that was going on Went with me closing and was very helpful and knowledgeable.
--- Kathy Ward - Houston, TX
Great experience!
Well I meet bill back in December 2016 he got recommended by my real estate agent we had a house in sight and started the process to get approved but we fail due to my work history and credit bill told me not to give up and put me in contact with a credit repair company they help me bring my score up and bill walk me thru the process of getting a new line so this time around we got approved before looking for our house after we found it we still had a couple of hick up but with bills help on Sunday 6-18-17 to be exact Father's Day bill called me to give me the great news that we had got approved and the closing date was as scheduled bill was more than just a lender to my family he became a friend and I'm alway going to have him in mind for any other financial situation.
--- Alejandres Felimon - Richmond, TX
I really liked his attitude!
I wouldn't usually say this but the way he had handled my mortgage was really pleasant. I personally enjoyed the time spent with him while we discussed feasible rates. He's a great man with a great personality and he offered really low interests as well. Definitely recommend him to others.
--- Tom Troiano - Atlantic City, NJ
He's nothing short of a miracle!
I'm a self-employed businessman and had him figure out the mortgage of the house after 30% down payment. The interest rates I received were incredibly low given what I had thought of earlier. One other important thing to note was that I hadn't really taken any loans earlier, so I had no credit history. He helped me out with all that as well so I can't really call him anything else but a miracle.
--- Fran Suarez - Cleveland, OH
He's really helpful!
I made a bid to him and the very same day he gave me an offer which I couldn't resist. It was too intimidating with those incredibly low interest rates and all, thoroughly recommend him.
--- Kenny Mickle - Houston, TX
Expeditious!
Bill was very expeditious and made it real easy going through the loan process. I felt he was on top of things.
I deal with investment properties and will more than likely call on him again.
--- Wayne King - Pensacola, FL
Bill was great!
Bill made us feel like a friend all the way thru the process. He was patient and explained everything he needed clearly. He was available ANYTIME we had questions or needed more information. Hopefully we wonât go thru this process again anytime soon, but if we do - weâd choose Bill! =)
--- Barbra & Nick Grimmer - Austin, TX
Great broker!
Bill was a great broker to work with. As first time home buyers we had many questions about the process, Bill took the time to help us even calling us back on weekends with answers. I would not hesitate to recommend him to anyone looking for a broker to work with.
--- Murray & Lisa Turner - Pensacola, FL
Outstanding service!
I couldn't have been more pleased with Bill's level of service. He made what is typically a lengthy, arduous process far quicker and easier at every turn. I'm extremely comfortable recommending Bill to friends and family, and will definitely utilize his services again!
--- Jim Lipari - Austin, TX
đ§ The CRE Playbook Series: Learn the Moves Behind Every Successful Deal
Welcome to The CRE Playbook Series â a limited-release collection of mini-courses designed for investors, brokers, and business owners ready to level up their commercial real estate game.
Each course breaks down the what, why, and how of todayâs most profitable real estate strategies â from Build-to-Rent to Creative Financing â taught by Bill Rapp, Commercial Broker, Capital Advisor, and Author of The Commercial Real Estate Playbook.
Think of it as your behind-the-scenes access to the strategies shaping Houston, Katy, and Fulshearâs booming real estate market â and how you can apply them anywhere.
đ Limited Series: Now Streaming
Each mini-course is packed with real examples, deal structures, and visuals designed to make complex concepts simple and actionable.
đď¸ Module 1: What Is Build-to-Rent (BTR)?
Discover how purpose-built rental communities are transforming suburban investing and why institutional capital is chasing this trend.
đ Module 2: Market Drivers â Why Suburban Houston Leads the Boom
Understand the economic tailwinds fueling BTR demand across West Houstonâs I-10 and Grand Parkway corridors.
đ° Module 3: Financing the Deal
Learn how lenders evaluate Build-to-Rent projects â from DSCR ratios to construction loans and bridge-to-perm strategies.
𧊠Module 4: Exit Strategies and Institutional Buyers
Explore how to position your BTR project for maximum return, whether you plan to hold, sell, or refinance.
đ Upcoming Projects in the CRE Playbook Series
The Build-to-Rent Blueprint is just the beginning. Hereâs a sneak peek at whatâs next:
Industrial Outdoor Storage (IOS) Fundamentals â Why land-based assets are dominating investor demand.
Creative Capital Stacking â How to structure deals with SBA, bridge, mezzanine, and preferred equity layers.
Medical & Retail Conversions â How adaptive reuse is reshaping suburban CRE.
The Investorâs Guide to 1031 Exchanges â Strategies for deferring taxes and compounding wealth.
CRE Negotiation Psychology â How top brokers structure win-win outcomes that close faster.
Each course will be available as an on-demand video series, complete with downloadable guides, and actionable steps.
âď¸ From the Desk of Bill Rapp
âThe goal of this series is simple â to make the strategies used by institutional players accessible to every investor. You donât need Wall Street access to make smart, scalable CRE investments. You just need the playbook.â
đŠ Join the Series
Reserve your spot now !
https://creplaybookseries.billrapponline.com
đ Refinancing in 2026: Rate vs. Term vs. Cash-Out vs. HELOCâWhat Actually Wins? đ°
đ Refinancing in 2026: Rate vs. Term vs. Cash-Out vs. HELOCâWhat Actually Wins? đ°
đ Refinance Smarter in 2026: Rate & Term, Cash-Out, or HELOCâWhich Strategy Fits You? đ
Refinancing in 2026: Rate, Term, Cash-Out, and HELOCs Compared
Refinancing is back on the table in 2026âbut it looks very different than it did during the ultra-low-rate era. Todayâs borrowers are no longer refinancing just to chase lower rates. Instead, homeowners are using refinancing strategically to improve cash flow, restructure debt, unlock equity, or prepare for future investment opportunities.
Understanding the differences between rate-and-term refinances, cash-out refinances, and HELOCs is essential. Each option serves a different financial purpose, and choosing the wrong one can limit flexibilityâor cost you significantly over time.
Rate-and-Term Refinance: Payment Optimization
A rate-and-term refinance replaces your existing mortgage with a new loan that adjusts the interest rate, loan term, or bothâwithout pulling equity out.
Best for borrowers who want to:
¡Reduce monthly payments
¡Shorten the loan term (e.g., 30-year to 15-year)
¡Switch from an adjustable-rate mortgage to fixed
¡Remove mortgage insurance
In 2026, rate-and-term refinances are most effective for borrowers who originated in late 2023â2024 and can now improve their rate, term, or loan structure without increasing balance.
Key advantage: Lowest pricing and strongest lender execution
Limitation: No access to equity
Cash-Out Refinance: Liquidity and Leverage
A cash-out refinance replaces your mortgage and allows you to pull equity as cash at closing. This strategy is increasingly popular as homeowners deploy capital for renovations, debt consolidation, investments, or business expansion.
Best for borrowers who want to:
¡Fund renovations or construction
¡Consolidate high-interest debt
¡Invest in real estate or businesses
¡Build liquidity while keeping long-term financing fixed
In 2026, lenders remain disciplined. Cash-out refinances typically require:
¡Strong credit profiles
¡Conservative loan-to-value limits
¡Clear use-of-funds explanations
Key advantage: Large, fixed-rate capital at scale
Limitation: Higher rate than rate-and-term; resets loan clock
HELOCs: Flexible, Short-Term Capital
A Home Equity Line of Credit (HELOC) provides revolving access to equity without replacing your existing first mortgage. This option is increasingly attractive for homeowners with low existing rates who donât want to refinance their primary loan.
Best for borrowers who want to:
¡Preserve a low first-mortgage rate
¡Access capital gradually
¡Use funds short-term or opportunistically
Many HELOCs in 2026 offer interest-only draw periods but carry variable rates tied to prime. This makes them powerfulâbut not permanentâfinancing tools.
Key advantage: Flexibility without refinancing
Limitation: Variable rates and payment risk
Which Refinance Strategy Wins in 2026?
There is no universal âbestâ refinanceâonly the right strategy for your balance sheet.
Goal
Best Option
Lower payment
Rate-and-Term
Shorten loan
Rate-and-Term
Access large equity
Cash-Out
Keep existing low rate
HELOC
Renovate or invest
Cash-Out or HELOC
Flexibility
HELOC
The right decision depends on rate exposure, liquidity needs, tax strategy, and long-term plans. This is where working with a mortgage broker mattersâbecause structuring the loan correctly is more important than simply quoting a rate.
Final Takeaway
Refinancing in 2026 is no longer a one-size-fits-all decision. The borrowers winning today are those using refinancing as a strategic financial tool, not a reaction to headlines.
If you are considering a refinanceâwhether rate-and-term, cash-out, or a HELOCâthe structure matters just as much as the rate.
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Š 2023-2024 Bill Rapp, Medallion Funds LLC, Director of Capital Advisory
