Quicken Loans Inc., is a mortgage lending company headquartered in the One Campus Martius building in the heart of the financial district of downtown Detroit, Michigan.
 In 2012, it became the second largest overall retail lender in the U.S. (it is also the largest online retail mortgage lender).
 Unlike other large mortgage lenders that depend on deposits, Quicken Loans relies on wholesale funding to make its loans and uses online applications rather than a branch system.
 Title Source and One Reverse Mortgage are also part of the Quicken Loans Family of Companies.
 Quicken Loans closed $79 billion in home loan volume in 2015.
Fiserv, Inc., is an American provider of financial services technology.
 The company's clients include banks, thrifts, credit unions, securities broker dealers, leasing and finance companies, and retailers, among others.
 In October 2015, "American Banker" and BAI ranked the company third by revenue among technology providers to U.S. banks.
 Fiserv reported total revenue of $5.51 billion in 2016.
In Spain, a savings bank (Spanish: "caja de ahorros" or informally just caja, Catalan: "caixa d'estalvis" , Galician: "caixa de aforros" , informally 'caixa', Basque: "aurrezki kutxa" ) is a financial institution that specializes in accepting savings deposits and granting loans. Spanish banks fall into two categories: Privately owned banks ("bancos") and government owned banks ("cajas"—literally pay office, or pay desk).
 The original aim was to encourage thrift among the very poor, but they evolved to compete with and rival commercial banks.
Loan modification is the systematic alteration of mortgage loan agreements that help those having problems making the payments by reducing interest rates, monthly payments or principal balances.
 Lending institutions could make one or more of these changes to relieve financial pressure on borrowers to prevent the condition of foreclosure.
 Loan modifications have been practiced in the United States since The 2008 Crash Of The Housing Market from Washington Mutual, Chase Home Finance, Chase, JP Morgan & Chase, other contributors like MER's.
 Crimes of Mortgage ad Real Estate Staff had long assisted nd finally the squeaky will could not continue as their deviant practices broke the state and crashed.
 Modification owners either ordered by The United States Department of Housing, The United States IRS or President Obamas letters from Note Holders came to those various departments asking for the Democratic process to help them keep their homes and protection them from explosion.
 Thus the birth of Modifications.
 It is yet to date for clarity how theses enforcements came into existence and except b whom, but t is certain that note holders form the Midwest reached out in the Democratic Process for assistance.
 FBI Mortgage Fraud Department came into existence.
 Modifications HMAP HARP were also birthed to help note holders get Justice through reduced mortgage by making terms legal.
 Modification of mortgage terms was introduced by IRS staff addressing the crisis called the HAMP TEAMS that went across the United States desiring the new products to assist homeowners that were victims of predatory lending practices, unethical staff, brokers, attorneys and lenders that contributed to the crash.
 Modification were a fix to the crash as litigation has ensued as the lenders reorganized and renamed the lending institutions and government agencies are to closely monitor them.
 Prior to modifications loan holders that experiences crisis would use Loan assumptions and Loan transfers to keep the note in the 1930s.
 During the Great Depression, loan transfers, loan assumption, and loan bail out programs took place at the state level in an effort to reduce levels of loan foreclosures while the Federal Bureau of Investigation, Federal Trade Commission, Comptroller, the United States Government and State Government responded to lending institution violations of law in these arenas by setting public court records that are legal precedence of such illegal actions.
 The legal precedents and reporting agencies were created to address the violations of laws to consumers while the Modifications were created to assist the consumers that are victims of predatory lending practices.
 During the so-called "Great Recession" of the early 21st century, loan modification became a matter of national policy, with various actions taken to alter mortgage loan terms to prevent further economic destabilization.
 Due to absorbent personal profits nothing has been done to educate Homeowners or Creditors that this money from equity, escrow is truly theirs the Loan Note Holder and it is their monetary rights as the real prize and reason for the Housing Crash was the profit n obtaining the mortgage holders Escrow.
 The Escrow and Equity that is accursed form the Note Holders payments various staff through the United States claimed as recorded and cashed by all staff in real-estate from local residential Tax Assessing Staff, Real Estate Staff, Ordinance Staff, Police Staff, Brokers, attorneys, lending institutional staff but typically Attorneys who are also typically the owners or Rental properties that are trained through Bankruptcies'.
 that collect the Escrow that is rightfully the Homeowners but because most Homeowners are unaware of what money is due them and how they can loose their escrow.
 Most Creditors are unaware that as the note holder that the Note Holder are due a annual or semi annual equity check and again bank or other lending and or legal intuitions staff claim this monies instead.
 This money Note Holders were unaware of is the prize of real estate and the cause of the Real Estate Crash of 2008 where Lending Institutions provided mortgages to people years prior they know they would eventually loose with Loan holders purchasing Balloon Mortgages lending product that is designed to make fast money off the note holder whom is always typically unaware of their escrow, equity and that are further victimized by conferences and books on HOW TO MAKE MONEY IN REAL STATE - when in fact the money is the Note Holder.
 The key of the crash was not the House, but the loan product used and the interest and money that was accrued form the note holders that staff too immorally.
 The immoral and illegal actions of predatory lending station and their staff began with the inception of balloon mortgages although illegal activity has always existed in the arena, yet the crash created "Watch Dog" like HAMP TEAM, IRS, COMPTROLLER< Federal Trade Commission Consumer Protection Bureau, FBI, CIA, Local Police Department, ICE ( The FBI online Computer crime division receives and investigates computer crimes that record keeping staff from title companies, lending institutional staff, legal staff and others created fraudulent documents to change payments and billing of note holders to obtain the money note holders are typically unaware of) and other watch dog agencies came into existence to examine if houses were purchased through a processed check at Government Debited office as many obtained free homes illegally.
 Many were incarcerated for such illegal actions.
 Modifications fixed the Notes to proper lower interest, escrow, tax fees that staff typically raised for no reason.
 Many people from various arenas involved in reals estate have been incarcerated for these actions as well as other illegal actions like charging for a modification.
 Additionally Modifications were also made to address the falsifications such as inappropriate mortgage charges, filing of fraudulently deeds, reporting of and at times filing of fraudulent mortgages that were already paid off that were fraudulently continued by lenders staff and attorneys or brokers or anyone in the Real Estate Chain through the issues of real estate terms to continue to violate United States Laws, contract law and legal precedence where collusion was often done again to defraud and steal from the Note Holder was such a common practice that was evidence as to why the Mortgage Crash in 2008 occurred for the purpose of wining the prize of stealing form Homeowners and those that foreclosed was actually often purposefully for these monies note holders were unaware of to be obtained which was why Balloon mortgages and loans were given to the staff in the Real Estate Market with the hoper and the expectation that the loan holders would default as it offered opportunity to commit illegal transactions of obtaining the homeowners funds.
 While such scams were addressed through modifications in 2008.
 The Market relied heavily on Consumers ignorance to prosper, ignorance of real estate terms, ignorance on what they were to be charged properly for unethical financial gain and while staff in real estates lending arenas mingled terms to deceive y deliberate confusion consumers out of cash and homes while the USA Government provided Justice through President Obamas Inception and IRS Inception of Modifications which addressed these unethical profits in Reals Estate.
 It was in 2009 that HARP, HAMP and Modifications were introduced to stop the victimization of Note Holders.
 Taking on the Banks that ran USA Government was a great and dangerous undertaking that made America Great Again as Justice for Consumers reigned.
 Legal action taken against institutions that have such business practices can be viewed in State Code of Law and Federal Law on precedent cases that are available to the public.
 Finally, It had been unlawful to be charged by an attorney to modify as well as fro banking staff to modify terms to increase a mortgage and or change lending product to a balloon in an concerted effort to make homeowner foreclose which is also illegal, computer fraud and not the governments intended purpose or definition of a modification.
"Elgin State Bank" in Elgin, IL is a private company categorized under Banks and Financial Institutions.
 Elgin State Bank offers banking products and services in Illinois.
 Its deposit products include checking accounts, savings account, and money market accounts.
 The bank's loan products include construction loans, equipment acquisition loans, and letters of credit, as well as home and vehicle loans.
 Elgin State Bank's other services include mortgage loans, individual retirement accounts, certificate of deposits, wire transfers, and savings bonds.
 The bank was founded in Elgin in 1964 as Lincoln State Bank with its main office at the corner of Summit Street and Dundee Avenue.
 It changed its name in 1973 to Elgin State Bank.
 The bank remains based in Elgin, Illinois.
 Elgin State Bank is a subsidiary of Elgin State Bancorp, Inc.
Astoria Bank (formerly Astoria Federal Savings & Loan Association) is a bank based in Long Island City, New York.
 Astoria Financial Corporation is the holding company formed in 1993 to facilitate the conversion of Astoria Federal Savings and Loan Association from a mutual form of ownership to stock ownership.
 Astoria Financial Corporation, with assets of $16.5 billion, is the holding company for Astoria Federal Savings and Loan Association.
 Established in 1888, Astoria Federal, with deposits in New York totaling $10.4 billion, is the largest thrift depository in New York.
Federal savings associations (also called "federal thrifts" or "federal Savings Banks"), in the United States, are institutions chartered by the Office of Thrift Supervision which is now administered by Office of the Comptroller of the Currency after the agencies merged.
 Institutions chartered by the OTS are still regulated according to the rules and regulations of Federal Savings Banks.
 Mortgages issued by Federal Savings Banks are pursuant to the provisions of the Home Owners' Loan Act, a U.S. federal statute.
 Although the activities of federal thrifts were once confined primarily to taking deposits from consumers and making residential mortgage loans, federal thrifts are now authorized to offer a wide range of financial products and services.
A savings and loan association (S&L), or thrift institution, is a financial institution that specializes in accepting savings, deposits, and making mortgage and other loans.
 The terms ""S&L"" or ""thrift"" are mainly used in the United States; similar institutions in the United Kingdom, Ireland and some Commonwealth countries include building societies and trustee savings banks.
 They are often mutually held (often called mutual savings banks ), meaning that the depositors and borrowers are members with voting rights, and have the ability to direct the financial and managerial goals of the organization like the members of a credit union or the policyholders of a mutual insurance company.
 While it is possible for an S&L to be a joint-stock company, and even publicly traded; in such instances it is no longer truly a mutual association, and depositors and borrowers no longer have membership rights and managerial control.
 By law, thrifts can have no more than 20 percent of their lending in commercial loans — their focus on mortgage and consumer loans makes them particularly vulnerable to housing downturns such as the deep one the U.S. has experienced since 2007.
Bank United Corporation, headquartered in Houston, Texas, was a broad-based financial services provider and the largest publicly traded depository institution headquartered in Texas before its merger with Washington Mutual in 2001.
 Bank United Corp. conducted its business through its wholly owned subsidiary, Bank United, a federally chartered savings bank.
 The company operated a 155-branch community banking network in Texas, including 77 in the Dallas/Fort Worth Metroplex, 66 in the greater Houston area, five in Midland, four in Austin, and three in San Antonio; operated 19 SBA lending offices in 14 states; was a national middle market commercial bank with 23 regional offices in 16 states; originated mortgage loans through 11 wholesale offices in 10 states; operated a national mortgage servicing business serving approximately 324,000 customers, and managed an investment portfolio.
 As of June 30, 2000, Bank United Corp. had assets of $18.2 billion, deposits of $8.8 billion, and stockholder's equity of $823 million.
A building society is a financial institution owned by its members as a mutual organization.
 Building societies offer banking and related financial services, especially savings and mortgage lending.
 Building societies exist in the United Kingdom (UK), and used to exist in Ireland and several Commonwealth countries.
 They are similar to credit unions in organisation, though few enforce a common bond.
 However, rather than promoting thrift and offering unsecured and business loans, the purpose of a building society is to provide home mortgages to members.
 Borrowers and depositors are society members, setting policy and appointing directors on a one-member, one-vote basis.
 Building societies often provide other retail banking services, such as current accounts, credit cards and personal loans.
 The term "building society" first arose in the 18th century in Great Britain from cooperative savings groups.

Question: Fiserv, Inc., is an American provider of financial services technology, the company's clients includes thrifts, a savings and loan association (S&L), or thrift institution, is a financial institution that specializes in accepting savings, deposits, and making mortgage and other loans, by law, thrifts can have no more than what number percent, of their lending in commercial loans?
Answer: 20