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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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🚨 Commercial Real Estate Distress Hits $116B: Is the System Cracking? 💸

💥 CRE Credit Crunch 2025: Debt Pressure Mounts as Office Sector Falters 🏢

Bill Rapp, Commercial Mortgage Broker

June 25, 2025•2 min read

💥 CRE Credit Crunch 2025: Debt Pressure Mounts as Office Sector Falters 🏢

🚨 Commercial Real Estate Distress Hits $116B: Is the System Cracking? 💸

CRE Credit Distress Accelerates as Office Woes Deepen

America’s commercial real estate market is heading into choppy waters. Distress levels are rising sharply, and cracks in the financial foundation are no longer just isolated to office buildings—they're spreading.

📊 $116 Billion in Trouble:
According to MSCI, commercial real estate (CRE) distress climbed to $116 billion as of March 2025, up 23% year-over-year. That’s the highest level since the global financial crisis. Delinquencies are rising—albeit at a slower pace—yet the systemic risk is growing.

🏢 Office and Multifamily Under Fire:
The office sector remains the epicenter of CRE woes. A combination of remote work, stalled leasing activity, and uncertain economic policy is hammering demand. The Fed’s Beige Book flagged weakness across both office and industrial leasing markets. What’s more alarming: multifamily is now feeling the strain too, with past-due and nonaccrual loan levels hitting highs not seen since 2014, according to the FDIC.

🏦 Banks Are Backpedaling:
Deutsche Pfandbriefbank, a major German lender, is pulling out of U.S. commercial real estate altogether, aiming to offload $4.7 billion in loans. U.S. banks are extending loan maturities rather than recording losses—effectively kicking the can down the road. With $410 billion in unrealized securities losses looming, this strategy is delaying the inevitable.

💼 Private Lenders Fill the Void (But At What Cost?):
Private debt funds and non-bank lenders are stepping in, but regulators are warning they may not be equipped to weather a credit crunch. The Financial Stability Board has cautioned that these players could amplify systemic risk in a downturn.

🌐 Foreign Capital May Dry Up:
A proposed Section 899 tax could severely impact foreign investment in U.S. CRE—adding more pressure to an already fragile market.

📉 The Big Picture:
This isn’t just an office problem or a regional bank issue anymore. It’s systemic. Debt maturities, weak leasing demand, regulatory pressure, and capital flight are converging. For borrowers and investors, navigating the CRE market in 2025 will require strategic refinancing, flexibility, and expert guidance.

🏁 Need help evaluating your options in a distressed market?
Our team at Medallion Mortgage can help you refinance commercial loans, identify bridge lending solutions, and source private capital where traditional lenders fall short.

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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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