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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.
--- 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.
--- 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.
--- 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.
--- 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 ex’s 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 won’t go thru this process again anytime soon, but if we do - we’d 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
🧠 The CRE Playbook Series: Learn the Moves Behind Every Successful Deal
Welcome to The CRE Playbook Series — 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 today’s most profitable real estate strategies — from Build-to-Rent to Creative Financing — 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 Fulshear’s booming real estate market — and how you can apply them anywhere.
🎓 Limited Series: Now Streaming
Each mini-course is packed with real examples, deal structures, and visuals designed to make complex concepts simple and actionable.
🏗️ 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.
🌆 Module 2: Market Drivers — Why Suburban Houston Leads the Boom
Understand the economic tailwinds fueling BTR demand across West Houston’s I-10 and Grand Parkway corridors.
💰 Module 3: Financing the Deal
Learn how lenders evaluate Build-to-Rent projects — from DSCR ratios to construction loans and bridge-to-perm strategies.
🧩 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.
🚀 Upcoming Projects in the CRE Playbook Series
The Build-to-Rent Blueprint is just the beginning. Here’s a sneak peek at what’s next:
Industrial Outdoor Storage (IOS) Fundamentals — Why land-based assets are dominating investor demand.
Creative Capital Stacking — How to structure deals with SBA, bridge, mezzanine, and preferred equity layers.
Medical & Retail Conversions — How adaptive reuse is reshaping suburban CRE.
The Investor’s Guide to 1031 Exchanges — Strategies for deferring taxes and compounding wealth.
CRE Negotiation Psychology — 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.
✍️ From the Desk of Bill Rapp
“The goal of this series is simple — to make the strategies used by institutional players accessible to every investor. You don’t need Wall Street access to make smart, scalable CRE investments. You just need the playbook.”
📩 Join the Series
Reserve your spot now !
https://creplaybookseries.billrapponline.com
🏗️ Warehouse Construction Loans Explained: How to Finance Your Next Industrial Project 🚚
🏗️ Warehouse Construction Loans Explained: How to Finance Your Next Industrial Project 🚚
📦 Building a Warehouse? How Commercial Construction Financing Can Fund Your Growth 🏢
Warehouse Construction Loans: Financing the Next Generation of Industrial Real Estate
Warehouses, distribution centers, flex industrial buildings, manufacturing facilities, and logistics properties continue to play an important role in commercial real estate. But developing a warehouse from the ground up requires substantial capital—and the financing structure can be just as important as the construction plan.
A warehouse construction loan provides financing specifically designed to help developers, investors, and business owners fund the development of industrial real estate.
At Medallion Funds, we help borrowers evaluate commercial construction financing options and identify lenders whose programs fit the property, sponsorship, construction budget, and eventual exit strategy.
What Is a Warehouse Construction Loan?
A warehouse construction loan is generally a short-term commercial loan used to finance the development of a new warehouse or industrial property.
Rather than funding the entire loan at closing, construction financing is typically advanced through a series of draws as construction milestones are completed.
Depending on the transaction and lender, loan proceeds may help finance:
·Land acquisition or refinance of land already owned
·Site preparation and infrastructure
·Hard construction costs
·Certain soft costs
·Architectural and engineering expenses
·Permits and professional fees
·Interest reserves
·Tenant improvements
·Other approved development costs
Once construction is complete and the property satisfies the lender's stabilization requirements, the borrower typically refinances the construction debt into permanent financing or sells the completed property.
Who Uses Warehouse Construction Financing?
Warehouse construction loans can potentially serve several types of borrowers.
Owner-users may need additional warehouse, distribution, or manufacturing space as their companies expand.
Commercial real estate developers may build speculative or pre-leased industrial projects for eventual lease-up and stabilization.
Real estate investors may develop industrial properties as long-term portfolio investments.
Build-to-suit developers may construct facilities specifically designed around the requirements of a particular tenant.
The appropriate financing structure can differ significantly among these scenarios.
What Do Lenders Evaluate?
Getting approved for a commercial construction loan involves considerably more underwriting than simply evaluating the completed property's projected value.
Lenders will typically examine the entire development plan.
1. Borrower and Sponsor Experience
A lender may evaluate the development team's experience completing projects of similar size and complexity.
Experienced sponsors can often present a stronger construction financing request because they can demonstrate previous execution.
2. Equity Contribution
Construction lenders generally expect borrowers to have meaningful equity invested in a project.
The required contribution varies based on factors including leverage, borrower strength, property type, pre-leasing, market conditions and lender appetite.
3. Construction Budget
A detailed project budget is essential.
The lender may analyze hard costs, soft costs, contingency reserves, interest reserves and other expenses to determine the project's total development cost.
4. Plans and Specifications
Architectural drawings, engineering plans, contractor agreements and construction timelines help lenders understand exactly what is being built.
5. Completed Property Value
A commercial appraisal may estimate both the property's current value and its prospective value upon completion or stabilization.
This helps establish important underwriting metrics such as loan-to-cost (LTC) and loan-to-value (LTV).
6. Exit Strategy
One of the most important questions is simple:
How will the construction loan be repaid?
Possible exits include permanent financing, an SBA loan for qualifying owner-occupied projects, bank financing, life company financing, CMBS financing, or a sale of the completed property.
A clearly defined exit strategy can strengthen the overall financing request.
Speculative vs. Build-to-Suit Warehouse Construction
Not every warehouse development carries the same risk profile.
A build-to-suit warehouse may already have a tenant committed to occupying the property once construction is complete. That lease can provide lenders with greater visibility into future cash flow.
A speculative warehouse development, by comparison, may begin construction before tenants have been secured.
Speculative projects can still obtain financing, but lenders may require additional equity, stronger sponsorship, greater liquidity or other risk mitigants.
Owner-Occupied Warehouse Construction
Business owners building facilities for their own companies have another potential advantage: certain projects may qualify for SBA financing.
Depending on eligibility and transaction structure, SBA programs can be particularly attractive for qualifying owner-users developing warehouses, distribution centers, manufacturing facilities or other commercial properties.
This is why borrowers should evaluate financing before finalizing the development structure.
The right capital strategy can influence how much equity is required, how construction draws are handled and what permanent financing options may ultimately be available.
Construction-to-Permanent Financing
Some lenders offer construction-to-permanent loans, sometimes called construction-perm financing.
Instead of obtaining one loan for construction and then arranging an entirely separate permanent loan, the financing can transition into longer-term debt after completion, subject to the lender's requirements.
For the right borrower and project, this can reduce refinancing risk and simplify the capital structure.
Why Work With a Commercial Mortgage Broker?
Commercial construction lending is highly lender-specific.
One lender may favor owner-occupied industrial buildings. Another may focus on experienced developers. Others may specialize in larger institutional warehouse developments.
That creates an important advantage to working with a commercial mortgage brokerage capable of evaluating multiple financing sources.
At Medallion Funds, our objective is not simply to find a construction loan.
It's to help identify a financing structure that aligns the construction phase with the property's long-term business or investment strategy.
Planning a Warehouse Development?
The financing conversation should begin well before groundbreaking.
Having your budget, plans, borrower financial information, contractor details, development timeline and exit strategy organized early can significantly improve the financing process.
Whether you're developing an owner-occupied warehouse, distribution facility, flex industrial building, manufacturing property or investment project, Medallion Funds can help you evaluate your commercial construction financing options.
Build strategically. Finance intelligently.
Bill Rapp
Partner & Capital Advisor | Medallion Funds
Commercial Lending Nationwide
Residential Lending in AL, CA, CO, NV & TXBottom of Form
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© Bill Rapp, Medallion Funds LLC, Director of Capital Advisory
