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Meet Bill Rapp

NMLS ID # NMLS # 228246

William Rapp, based in Houston, TX, US, is currently a Capital Advisor at Medallion Funds, bringing experience from previous roles at eXp Commercial, NEXA Mortgage, Viking Enterprise LLC and Sun Realty - Houston. William Rapp holds a 1997 - 2001 BBA in Finance @ Texas A&M University. With a robust skill set that includes REO, Sellers, SFR, FHA financing, Reverse Mortgages and more, William Rapp contributes valuable insights to the industry.

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Great experience purchasing our first home! Bill was easy to reach and always able to answer any questions or concerns.

27185 Astoria Brook Ln, Katy, TX 77494, USA

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🚧 How Developers Use Investment GUC Loans to Build Faster 💰 | Smart Capital for Ground-Up Construction

💡 Creative Financing Strategies for Developers 🏗️ | How Investment GUC Loans Fund Horizontal & Vertical Construction

Bill Rapp, Commercial Mortgage Broker

January 30, 2026•2 min read

💡 Creative Financing Strategies for Developers 🏗️ | How Investment GUC Loans Fund Horizontal & Vertical Construction

🚧 How Developers Use Investment GUC Loans to Build Faster 💰 | Smart Capital for Ground-Up Construction

💡 Creative Financing Strategies for Developers: How Investment GUC Loans Power Ground-Up Construction

In today’s development environment, traditional bank construction loans often move too slowly or impose rigid requirements that don’t align with real-world projects. Developers working on horizontal infrastructure or vertical construction need flexible capital that keeps pace with land development, entitlement timelines, and build schedules.

That’s where Investment GUC (Ground-Up Construction) loans come in.

At Medallion Funds, we specialize in creative construction financing strategies that help developers move projects forward—even when banks say “not yet.”

🏗️ What Is an Investment GUC Loan?

An Investment GUC loan is a financing solution designed specifically for non-owner-occupied development projects, including:

·Residential subdivisions

·Build-to-rent (BTR) communities

·Multifamily developments

·Mixed-use projects

·Commercial or industrial construction

Unlike traditional construction loans, Investment GUC loans are underwritten based on the deal itself, not just borrower tax returns or rigid bank ratios.

🌎 Horizontal vs. Vertical Construction Explained

Horizontal Construction focuses on preparing the land:

·Roads & paving

·Utilities (water, sewer, power)

·Drainage & detention

·Site grading

Vertical Construction involves building structures:

·Homes or rental units

·Apartments or townhomes

·Commercial buildings

·Industrial facilities

Many banks struggle to finance both phases seamlessly. Investment GUC loans are structured to address either phase—or both.

💰 Why Developers Use Investment GUC Loans

1. Faster Capital Deployment
Timelines matter. GUC lenders move quicker than traditional banks, helping developers secure land, fund infrastructure, and break ground sooner.

2. Flexible Draw Structures
Customized draw schedules aligned with construction milestones—not generic templates.

3. Asset-Based Underwriting
Approval is driven by:

·Project feasibility

·Cost-to-complete

·Exit strategy

·Market demand

4. Higher Leverage Options
Many Investment GUC programs offer:

·Higher LTC (loan-to-cost)

·Interest-only payments during construction

·Interest reserves built into the loan

5. Multiple Exit Paths
Refinance into:

·DSCR permanent loans

·Agency debt

·Bank take-out financing

·Portfolio or CMBS execution

🧠 Creative Financing Strategies We See Developers Use

·Land + GUC combo loans to avoid tying up excess equity

·Bridge-to-construction structures while entitlements finalize

·Phased financing for large subdivisions or BTR projects

·Vertical-only loans once infrastructure is complete

This flexibility allows developers to scale faster without over-diluting equity.

🤝 Why Work With Medallion Funds?

We don’t push one lender or one box.

At Medallion Funds, we:

·Access hundreds of construction lenders nationwide

·Structure deals around real development timelines

·Help developers optimize leverage and exits

·Act as a strategic capital advisor—not just a rate quote

If you’re developing property and need capital that moves at developer speed, Investment GUC loans deserve a closer look.

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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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Corporate Address : 2651 N. Green Valley Pkwy STE. 101 Henderson, NV 89014

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