Lending Services -

Commercial, Non-Owner Occupied, Alternative Loan Funding

Commercial lending had always been a specialized business but, the sources of commercial loans have been limited.  Now, with the addition of a large number of diverse lenders, the innovations that have been available in the residential mortgage market are now becoming available to commercial borrowers.  

From limited documentation loans to "hard money" mortgages for commercial borrowers with damaged credit, there are now many sources of funds and varied programs that have increased the potential for many applicants to become borrowers. Whether you are looking for acquisition funds, operating capital, bridge loans, construction loans, Small Business Administration, mortgages on unique properties, Cash-Flow & Private Note Buyouts...almost anything, we probably have a source for you.  For those who need loan amounts that are larger than is available locally, we have lenders who have virtually no limit on the size of their commercial loans, provided it is financially justified.  Contact us with your needs. 

SBA-Small Business Administration Loans:  
SBA loans are often the best solution for persons wanting to acquire a business, with or without real estate, or to expand an existing business.  Quest Consultants is associated with recognized SBA providers in a manner that circumvents the usual long approval time. 

 In addition to community development loans, SBA loans are available in two loan size ranges: The traditional "7(a)" loan is up to $2,000,000 with an SPA to the lender of between 50% & 85%.  SPA "Microloans" are provided for working capital or to purchase inventory and have a maximum loan amount of $35,000...far less than most commercial lenders will consider.  Ask us for details.

Bridge, Commercial Construction & Construction-to-Perm loans:
In need of a temporary "bridge" loan, a "construction-to-perm" commercial mortgage or commercial construction loan?  Quest Consultants can help you.  We also have construction loans for owner-builders, builders of "spec" homes or for entire residential projects, even land acquisition.  The variety of lenders and programs for these purposes varies too widely to make generalizations about them.  Provide us with details of your needs and we will work to obtain the financing that you have had trouble placing.

Hard Money Loans:  
Quest Consultants has alternative documentation and "hard money" commercial lenders than have funds available in amounts from $100,000 to over $25,000,000 for persons or companies that do not qualify for the normal commercial loan, because they require Limited Documentation, or Stated Income Loans; or because their credit doesn't fit into normal guidelines.

Cash-Flow & Private Note Buyouts:  
Are you holding a private note/mortgage or receiving some other cash-flow that you would like to convert to a "lump-sum" payment?  Quest Consultants has over a dozen buyers of discounted notes that can put cash in your pocket now.  Partial buyouts are also possible.  

Mortgages for "Hard to Finance" Properties:  
A big factor in financing a property is the use to which it is put.  Churches, private schools, adult clubs, mixed use properties, rural properties, farms and other properties often do not fit into the mold" of the lenders you ordinarily encounter.  Quest Consultants has lenders for almost any type of property of all types for qualifying borrowers.  If you have been having no luck finding the lender you need, contact us with the details of your money needs.

iResidential Mortgages:  
CLICK HERE to See Below

Accelerate Your Mortgage...Pay it in 1/3 of the Term

It is no secret that pre-paying principal saves interest expense, often a huge amount, over the term of a loan.  But there is another way, a fascinating technique called reverse compounding", to "turn the table" on your banker and save interest expense...in the same manner that he charges you for interest.  The result is that you could pay off a 30 year mortgage in less than 10 years!  

With either the software or the e-book, you will be amazed at what you can save.  Frankly, it is almost impossible for most people to believe that this can be done without any additional costs, and some think this is a scam.  But it is totally legal and legitimate and works completely as explained.  Show the system to your accountant and your lawyer.  Rather than telling to not to take advantage of the system, they are likely to want a copy of the software or E-Book for themselves!  (Note:  The system works best if you have at least a little cash left over each month, but will work to a lesser degree even if you live "paycheck to paycheck".)

Bi-Weekly Payment Solutions

For those who desire a more "mainstream" way of saving mortgage interest, there is the bi-weekly mortgage program.  This is a structured way to pre-pay that interest and shorten the term of your mortgage.  A bi-weekly mortgage consists of paying half of the agreed-upon monthly payment every 2 weeks.  The effect is to pay 26 half-payments, or 13 full payments, over the course of a year.  That extra payment will cut off 1/4 of the term of a loan, or even more.  The savings can be 10's of thousands of dollars without putting an undue burden on most borrowers.  

Before the creation of this type of bi-weekly program, borrowers were limited to the very few lenders and loan programs that had a bi-weekly option.  There are l very few programs available directly from lenders.  But, now, Quest Consultants has this third-party program that can turn any loan or installment payment into a bi-weekly loan.  For a low initial set-up fee, the borrower will authorize direct, automatic deductions of payments and gain the benefits of a bi-weekly mortgage.  Contact us for more information.

Remember, this is a lifetime program.  If a mortgage is refinanced or, in some other way, replaced with another mortgage, the borrower can transfer their Mortgage Savings Program to the new loan for a small transfer fee.  The borrower never worries about whether they have made their payment and they gain a great benefit of interest savings.  

This bi-weekly calculator will give you an idea of the savings possible (under construction).  

Quest Consultants is a registered representative of AAA Financial Corp.  Founded in 1980, AAA Financial Corp. is the leading, bi-weekly mortgage pre-payment plan administrator in the country.  Loan officers who are interested is becoming our associates and offering this valuable to their clients are welcome to email us also.

Beware:  Because there are small fees involved in this program, some people have disparaged this type of program because you can pre-pay your mortgage yourself, at no expense.  But, you can bet that most of these same people are taking 30 years to pay a 30 year mortgage.  Why? Because human nature is such that very few people are disciplined enough to make the prepayments on a regular basis.  In over 30 years in the real estate and mortgage businesses, we have encouraged every single borrower to prepay their mortgage...and only 2 people have been disciplined to do so on a regular basis...and they are "tickled pink" at how low their mortgage balances now are.  

So, we urge you to consider that the small fees of the bi-weekly program, and even the more expensive mortgage acceleration programs, are a small fraction of a percent of the interest you can save...and suggest that you don't trust yourself to be a consistent pre-payer.

In the Future:

We have discovered a type of mortgage insurance that we are considering offering to borrowers:  Not PMI which only protects the lender, and not the usual mortgage insurance, this policy will pay off your mortgage in the event of death; will cover you for income-loss or disability; and, best of all, will return the entire principal if you keep paying it for the entire term. Sounds good to us!  Check back here for further news.

Family Home Lending/Residential Mortgages/Sub-Prime:  
If you haven't been living deep underground for the last year and a half, you are aware of the "Sub-Prime Mortgage Crisis".  Over 250 of the largest lenders have either vanished, stopped acting as wholesale lenders or been merged with the few huge bankers with "deep pockets". There are quite a number of others that are "holding on by the skin of their teeth" and others have lost, literally, hundreds of billions of dollars in loans-gone-bad. 

You might think that the "Sub-Prime Crisis" only involves sub-prime lenders.  Unfortunately, most other alternative mortgages have also vanished (ALT-A and Alternative documentation, etc) removing the opportunity to do "if the loan makes sense, then close it" underwriting. That leaves few alternatives to conventional, FHA and VA loans.  This is unfortunate, because the majority of the borrowers who accepted those loans are not in default...they simply did not "fit the mold" of the conventional borrower.  But, now, they are out of luck for new loans, along with those borrowers that might be termed "deadbeats".

With most of their (at one point, nearly 500) lender/investors out of business, the corporate office of Family Home Lending also decided to leave the home mortgage business as of year-end, 2007.  But, WE, THE PEOPLE, ARE STILL HERE along with a remnant of the other professionals in the mortgage business.  If you dealt with the Egg Harbor Township branch, we hope we can be of service to you.  Please E-mail or call us.  We are now associated with First Jersey Mortgage Services.  With less mortgage options now, our expertise and dedication to honest-ethical-professional service remains unchanged and we are still here to assist you.

In addition to many major companies, literally thousands of smaller lenders, mortgage brokers, branches and loan officers have left the business.  Some have left because they could not make a living unless they could originate "no-money-needed, no-brainer" loans for unqualified borrowers.  These are the people and companies that got into the mortgage business for the "quidk-and-easy-pickings".  

But plenty of competent, ethical professionals have quit and moved on because they literally have no products to sell.  In addition, the government bailout doesn't, for the most part, help the "common man" to any significant degree, except to postpone foreclosures to some extent.  So, it is appropriate to use a play on the words of Oliver Hardy, "This is another fine mess we are in."  But, again, the most dedicated, talented mortgage professionals remain in business to serve you.   Click here for further comments.