Finance This, Property That

In this solo episode of Finance This Property That, mortgage planner and finance strategist Dion Fernandes dives deep into the world of rooming house lending — one of the most misunderstood and specialised asset classes in property investing. Dion unpacks why having the right debt strategy, lending partner, and timing is crucial for success in this space. He shares the hard truths about LVR caps, lender pull-outs, and the deposit requirements that could make or break your project. Plus, he walks listeners through a real-life case study where smart structuring unlocked nearly $1M in equity to fund the client’s next development. If you’re serious about rooming house investments, this episode is your blueprint.

⏱ Episode Breakdown

00:00 – Intro & Who This Podcast Is For
Dion sets the stage with his mission: helping property professionals and investors go beyond just interest rates to build long-term wealth through smart finance strategies.

01:00 – Why Rooming Houses Are a Specialist Game
Not all brokers are created equal — Dion stresses the importance of working with someone who actually understands the lending landscape for rooming houses.

02:30 – Major Lending Changes & LVR Realities
Updates on which lenders have pulled out, what LVR caps you can expect (typically 65%), and why some lenders won't touch rooming houses over $1M.

04:00 – The High Barrier to Entry
Dion breaks down the cost and deposit realities, reminding listeners that 35% deposit + costs is now the minimum for many projects.

05:15 – Strategic Case Study: The 3-on-1 Rooming House Exit
A hands-on walkthrough of how Dion helped a client exit a complex project by splitting titles, choosing the right lenders, and unlocking equity. Key insights on working with valuers, navigating lender policy, and thinking exit-first.

10:30 – Final Thoughts: Smart Investing is Structured Investing
Rooming house deals are not for everyone. Dion recaps the keys to success: early planning, the right team, and a deep understanding of lender requirements.

11:30 – Where to Find Dion
For those ready to build smarter, Dion invites listeners to connect with him via Instagram, LinkedIn, or his websites for tailored finance strategy.

🎧 Want to learn more or work with Dion?
Connect with Dion Fernandes on Instagram @dionfinancespecialist, LinkedIn Dion Fernandes, or visit financethispropertythat.com.au

In this high-value episode, Dion Fernandes welcomes Chris and Jess from Spectrum Estate Agents for a deep dive into property management strategies that go beyond the basics. With over 25 years of combined industry experience, this dynamic duo shares powerful insights on how the right management approach can protect—and grow—your property portfolio.

They uncover the often-overlooked factors that separate mediocre management from strategic wealth-building, from retaining quality tenants and rent optimisation to preventing costly oversights through process-driven systems. Whether you’re a seasoned investor or just starting out, this episode is packed with actionable advice and real-world examples that reveal the critical role of a property manager in your investment team.

📌 Episode Breakdown:

00:00 – 03:30 | Introduction

Dion introduces the purpose of the podcast and the importance of building a team beyond just securing a loan.

Welcomes guests Chris and Jess from Spectrum Estate Agents.

03:31 – 09:00 | Personal Story: Behind the Scenes of Their Home Loan

Jess and Chris share their personal journey of buying their new home with Dion’s help.

09:01 – 15:00 | Why Property Management Matters More Than You Think

The gaps Dion sees in property portfolios often stem from poor management.

Chris and Jess explain why property management is more than rent collection—it’s a key investment tool.

15:01 – 23:00 | What Makes Spectrum Estate Agents Different

Backgrounds in real estate, sales, and corporate training.

Why they built a property management–first business.

Focus on client relationships, trust, and referrals.

23:01 – 30:00 | Strategies to Maximise Rental Returns

How they use comparable market data reports to justify rent increases.

Importance of annual reviews and tenant communication.

Retention over turnover: the real cost of losing tenants.

30:01 – 35:30 | Systems, Process & Speed

How they minimise downtime with streamlined inspections and proactive maintenance.

Why tenant education and clear expectations matter.

35:31 – 39:30 | Common Industry Failures & Horror Stories

Real example: A missed rent increase on a 3-year lease due to poor handover.

Consequences of not understanding legislation.

39:31 – 42:30 | Trends & Market Outlook (Next 12 Months)

Shift from housing shortage to affordability crisis.

Growth is stabilising, but returns are still strong—especially in SE Queensland.

New legislation: rent increase caps, break lease rules, and rent bidding bans.

42:31 – 45:00 | What Investors Should Look For in a Property Manager

Beyond the cheapest fee: expertise, accountability, and ownership mindset.

The importance of inspections, communication, and tailoring advice to investor goals.

45:01 – 47:00 | Wrap-Up & Contact Info

How to connect with Chris and Jess (SpectrumEstateAgents.com.au)

Dion’s final thoughts on assembling the right investment team.

💡 Key Takeaways:

A quality property manager can increase your rental returns, minimise risk, and protect your asset—saving you thousands.

Routine inspections and proactive maintenance are not optional—they’re essential.

Don't chase the cheapest fee—look for professionals with experience, ownership, and a strategic approach.

Legislation changes are real and can impact your bottom line if ignored.

📍Ready to grow your property portfolio the smart way?
Connect with Chris & Jess at spectrumestateagents.com.au
 or reach Dion for strategic finance advice on Instagram @DionFinanceSpecialist.

🎧 Listen now and learn how to turn property management into a profit centre—not just a cost.

In this value-packed episode of Finance This Property That, mortgage strategist Dion Fernandez is joined by returning guest Jono from The Buyer Squad for a deep dive into the realities of property buying in a tightening Australian market—especially in hot zones like Brisbane and Toowoomba.

From navigating low stock levels to the evolving role of buyer's agents, Dion and Jono share strategic insights for investors, first-time buyers, and rentvestors alike. They also explore the importance of being finance-ready, how to structure the right buying team, and the growing value of townhouses and dual-key investments.

With real-world case studies, tactical buying tips, and a sharp focus on timing versus strategy, this episode is essential listening for anyone serious about building wealth through property in 2025 and beyond.

📌 Episode Breakdown:

00:00 – 03:20
Intro & Welcome Back

Dion introduces Jono, the show’s first-ever guest, for a catch-up after 18 months.

Business growth, life updates, and social media marketing strategies.

03:21 – 06:40
What’s Changed in the Market?

The property market’s growth since their last chat.

Increased demand for buyer's agents and the scarcity of stock in Brisbane.

Rise in repeat buyers as a sign of trust and performance.

06:41 – 13:15
Key Investment Indicators & Strategic Location Focus

How Jono identifies opportunities in a tight market.

Brisbane proximity premiums and rising popularity of townhouses and units.

Why investors are rethinking what “growth” and “value” look like.

13:16 – 17:30
Finance Strategy + The Power of a Trusted Team

The critical importance of being finance-ready.

How Dion and Jono collaborate to deliver a seamless client strategy.

Case examples of coordinated buyer-broker wins.

17:31 – 22:10
Real Examples: Multiple Offers, Missed Deals & Winning on Structure

The cost of delays and indecision.

Transparent advice on competing in a seller’s market.

The unseen value of professional relationships with agents.

22:11 – 27:40
Emerging Markets & Yield-Focused Investment (Toowoomba Case Study)

Why investors are looking beyond Brisbane for cash flow.

Dual-key properties: demand, valuations, and growth potential.

Structuring for tax benefits and depreciation advantages.

27:41 – 31:00
Why Team Fit Matters: Broker-Buyer Agent Synergy

Flat fee vs. percentage-based buyer’s agents—what clients should know.

The difference a values-aligned team makes in outcomes.

Ethics, transparency, and doing what’s right by the client.

31:01 – 32:51
Final Tips + How to Get in Touch

Jono’s advice heading into the busy buying season: be ready, do your research, and don’t lose deals over small margins.

Contact details, merch shout-out, and Dion’s final thoughts.

🎧 Listen now and start building your niche – and your legacy.
[Available on Apple Podcasts | Spotify | Google Podcasts | financethispropertythat.com.au]

In this high-energy and insight-packed episode of Finance This Property That, host Dion Fernandez is joined by special guest Sam Panetta – mortgage industry veteran and founder of The Broker Coach. Together, they dive deep into the power of niching in the mortgage broking industry and how brokers can create lasting impact by becoming true specialists rather than generalists.

From Sam’s humble beginnings as a spray painter to building and exiting a diversified financial services business, and eventually founding a coaching empire for brokers, this episode is rich with real talk, proven strategies, and practical advice. Whether you're a broker trying to find your niche, a property investor looking to partner with the right professional, or just want a behind-the-scenes look at what makes top performers thrive – this one is not to be missed.

📌 Episode Breakdown

00:00 – 03:30 | Introduction & Setting the Scene

Dion introduces the podcast and guest Sam Panetta.

Outline of today's discussion: market changes, niche strategies, and specialist vs generalist brokers.

03:30 – 11:00 | Sam’s Journey: From Tradesman to Finance Leader

Sam shares his unique path from spray painting to broking to coaching.

Building Aureus Financial and transitioning into business coaching.

The importance of aligned partnerships and relationships in growth.

11:00 – 20:00 | Why Niching Down is Non-Negotiable

The difference between generalists and specialists.

How niching helps with marketing, efficiency, delivery, and client outcomes.

Dion and Sam discuss real-world examples of niching done right.

20:00 – 27:00 | Building a High-Performing Community

The value of peer support in the broking industry.

Creating a no-ego, high-energy community where brokers help each other grow.

Stories of brokers thriving by sticking to their niche.

27:00 – 34:00 | Delivering 5-Star Experiences at Scale

How systems and processes must align with your niche.

The risks of breaking systems for “one-off” deals.

Dion shares his approach to client relationships and trust-building.

34:00 – 39:30 | Clients, Coaching, and Content

Advice for clients: How to choose the right broker.

Why content creation should add value – not sell.

Using social media as an educational library, not a sales tool.

39:30 – 43:30 | Top Tips for Brokers & Investors

Top 3 tips for investors:

Choose a broker with proven experience in your strategy.

Buy the best asset you can afford.

Increase your income to grow your capacity.

Top 3 tips for brokers finding their niche:

Focus on work you’re passionate about.

Identify your competitive edge.

Choose a niche you can market to.

43:30 – 44:00 | Wrap-Up & Where to Find Sam

Where to connect with Sam Panetta: social media & The Broker Coach.

Final shoutout to the Broker Coach community and Dion’s audience.

🔗 Connect with the Guest

Sam Panetta

Instagram & LinkedIn: @sampanetta.brokercoach

Website: The Broker Coach

💬 Key Quote

"You can’t be the best at everything – but you can be the best at one thing. Niche down and dominate." – Sam Panetta

This episode is perfect for:

Mortgage brokers wanting to scale with clarity and purpose.

Property investors looking for strategic finance partnerships.

Business owners curious about community-driven growth and long-term value.

🎧 Listen now and start building your niche – and your legacy.
[Available on Apple Podcasts | Spotify | Google Podcasts | financespropertythat.com.au]

In this insightful episode, mortgage planner and finance strategist Dion Fernandez unpacks a frustrating reality in the property investment world: how inconsistent and conservative property valuations can derail your finance strategy. Drawing from real client experiences, Dion reveals why different valuers can assess the same property with wildly different outcomes—and what you can do about it.

Listeners will walk away with a deeper understanding of:

• Why valuations can come in low, even in a rising market
• The crucial difference between bank and real estate valuations
• How to proactively challenge valuations (and when you can’t)
• The importance of working with a broker who understands lender policies and valuation processes

If you're a strategic investor, time-poor professional, or self-employed borrower, this episode is essential listening to avoid valuation pitfalls and protect your property deals.

🧩 Episode Breakdown:

• 00:00 – 01:00
  Welcome & Purpose of the Podcast
  Dion introduces the show and outlines the mission: empowering property buyers with strategy, not just low interest rates.
• 01:01 – 02:30
  Topic Introduction – The Valuation Dilemma
  Dion tees up today’s focus: the role of valuers in either enabling or killing property deals, and why some recent valuations have been problematic.
• 02:31 – 05:00
  Why Do Valuations Come in Low?
  Insight into how different valuers assess properties, the constraints lenders place on valuers, and why identical homes can receive drastically different valuations.
• 05:01 – 06:30
  Key Factors in a Valuation
  Dion breaks down what valuers look for—comparable sales, market sentiment, and property presentation—and why keeping your home clean matters more than you think.
• 06:31 – 08:00
  Bank Valuation vs. Real Estate Valuation
  Clarifying the difference between a mortgage-driven bank valuation and a real estate agent’s market valuation.
• 08:01 – 10:00
  How to Challenge a Low Valuation
  Dion explains the process of contesting a valuation, the broker’s role, and how having supporting sales data is essential (but not always enough).
• 10:01 – 11:30
  Case Study 1 – Successful Challenge
  Real client story: A $3.1M penthouse received a $2.4M valuation—but strategic lender selection and valuation challenges led to a final approved value of $3.25M.
• 11:31 – 12:30
  Case Study 2 – When the Challenge Fails
  SMSF purchase gone sideways due to a $60K undervaluation and limited lender options. Sometimes, a challenge isn’t enough to salvage the deal.
• 12:31 – 13:00
  Key Takeaway & Contact Info
  Final message: strategy matters. Work with a broker who knows how to play the game. Connect with Dion on Instagram, LinkedIn, or his website.

✅ Perfect For:

• Strategic property investors
• Self-employed or high-income borrowers
• Professionals needing a proactive finance team
• Anyone who's had a deal fall through due to a low valuation

Want more strategic property insights?
 🎧 Listen now on Apple Podcasts, Spotify, or YouTube
🌐 Visit: financethispropertythat.com.au

📲 Connect: Instagram @dionfinancespecialist
| LinkedIn Dion Fernandez

In this highly anticipated follow-up episode, Dion Fernandez, mortgage planner and finance strategist, walks listeners through the full journey of a property loan—from the moment the strategy is approved to well beyond settlement. This episode offers a behind-the-scenes look at what makes the Emerge Finance process seamless, fast, and supportive. Dion unpacks the step-by-step stages of loan submission, lender approval, document signing, and the all-important post-settlement care that keeps clients ahead of the game. Whether you're buying your first property or refinancing for the fifth time, this episode highlights the power of strategic lending and premium client service.

⏱️ Episode Breakdown:

00:00 – 01:00
Introduction & Recap

• Welcome from Dion Fernandez
• Reminder of who the podcast is for: property enthusiasts, professionals, investors
• Quick recap of Part 1: discovery call, document collection, valuations, and strategy presentation

01:01 – 03:00
Handover to Processing Team

• Introduction to the Emerge Finance back-office stars: Michelle, Sarah, and Taylor
• Importance of a fully prepared application (Ghost Load to Go Fast approach)
• What happens immediately after strategy approval

03:01 – 05:00
Application Submission & Approval Process

• How high-quality submissions lead to fast approvals (sometimes same-day)
• Explanation of conditional vs. formal (unconditional) approval
• Dion’s award-winning submission process that minimises back-and-forth with lenders

05:01 – 07:00
Document Signing & Communication

• Digital vs. paper documentation
• Ongoing communication from the team to ensure clarity
• Behind-the-scenes coordination with solicitors, real estate agents, and outgoing banks

07:01 – 08:30
Settlement Day

• What clients can expect leading up to and on settlement day
• How clients are often notified before Dion due to automated updates
• The value of proactive communication

08:31 – 10:00
Post-Settlement Support

• Immediate post-settlement email outlining account details and repayment info
• Biannual automatic rate reviews by the in-house pricing specialist
• Ongoing strategy sessions to adjust for life changes
• Continued access to Dion’s trusted professional network

10:01 – 11:00
Wrap-Up & Next Steps

• Dion reflects on nearly two years with Emerge Finance
• Encouragement for listeners to book a discovery call
• Social media handles and how to connect

🎧 Why You Should Listen:

If you're serious about building wealth through property, this episode shows you what real post-loan care looks like. Dion's process isn't just about getting approved—it's about setting you up for long-term financial success. Whether you're refinancing or expanding your portfolio, this episode is packed with strategic insights and operational excellence you won’t want to miss.

Connect with Dion:
📱 Instagram: @dionfinancespecialist

💼 LinkedIn: Dion Fernandez

📅 Book a Discovery Call: Link in bio

In this foundational episode of a two-part series, Dion Fernandez—mortgage planner, finance strategist, and Broker of the Year nominee—pulls back the curtain on what actually happens when you apply for a loan with his team. Far from just collecting documents and pressing "submit," Dion reveals a high-performance process built for results, not rejections. Whether you're a busy professional, self-employed, or a serious investor, you'll discover how his structured approach helps avoid declines, delays, and credit hits—while building a strategic path to long-term wealth.

Perfect for anyone who wants more than just a low interest rate, this episode showcases the power of doing things the right way from day one.

🔍 Episode Breakdown

00:00 – Welcome & Introduction
Dion sets the tone for the podcast: a space for time-poor professionals, strategic investors, and property enthusiasts who want more than just a loan—they want a legacy. He also announces his nomination for Broker of the Year for Productivity.

01:30 – Why This Series Matters
Dion explains the reason behind the two-part series: to demystify the client process and show what makes his 95% settlement rate possible.

02:20 – Step 1: The Discovery Call

• A 30-minute qualifying conversation to assess fit—on both sides.
• Focuses on your challenges, goals, and whether Dion is the right strategist for your journey.
• If not, he’ll refer you to someone better suited—either within his team or network.

04:00 – Step 2: Document Collection & Fact Find

• Why comprehensive documentation is key to avoiding guesswork.
• Breakdown of required documents: income info, ID, fact find, living expenses, etc.
• Use of open banking to securely review financial data and improve pre-application prep.

06:30 – Step 3: Behind-the-Scenes Research

• Team roles: admin, credit analysts, and valuation specialists all play a part.
• Policy checks, serviceability assessments, lender comparisons across 30+ banks.
• Proactive valuations to avoid surprises later in the application process.

08:40 – Step 4: The Strategy Call

• Personalised lending strategy is presented based on your goals.
• Dion walks through loan structure, lender selection, repayment strategies, and why each decision matters.
• Leaves clients with clarity—not confusion.

09:50 – Teaser for Part 2

• Dion hints at what happens after the strategy meeting and what the next steps look like.

📌 Key Takeaway

The loan process isn't just about approval—it's about aligning your financing with your long-term strategy. Dion’s approach is tailored, transparent, and tested—designed to help you build wealth smartly, not slowly.

Stay tuned for Part 2, where Dion shares what happens next once the strategy is in place.

👉 Connect with Dion on Instagram or LinkedIn for more insights.

In this short but powerful episode, mortgage planner and finance strategist Dion Fernandez breaks down the 3-Step Framework he uses with clients to build serious property portfolios—without chasing low interest rates at the expense of strategy. Whether you’re a time-poor professional, self-employed borrower, or an ambitious investor, this episode lays out how to turn property finance into a long-term wealth-building machine.

Dion outlines why defining your outcome is critical before choosing a lender, how to build a finance team that sets you up for scalable success, and the importance of revisiting your strategy regularly to keep your portfolio optimised.

This episode is a must-listen for anyone ready to work smarter—not just harder—with their property investments.

🧱 Episode Breakdown:

🔹 [00:00 - 01:30] Introduction

• Dion introduces the podcast and who it’s for: professionals and investors who want more than just a low rate.
• Sets the tone with his vision of empowering financial legacies.

🔹 [01:30 - 04:30] Step 1 – Define the Outcome

• Why every strategy starts with clarity on goals: wealth, cash flow, or both?
• How life stage affects your approach: aggressive growth vs. cash flow planning.
• Aligning property choice with portfolio goals.

🔹 [04:30 - 09:30] Step 2 – Build a Lending Strategy (Not Just Get a Loan)

• Why chasing interest rates alone is a mistake.
• The importance of lending policy, not just price.
• Key team members you need: finance strategist, buyer’s agent, accountant, and financial planner.
• Real-life example of saving $100K through smarter structuring (LMI waiver, trust lending).

🔹 [09:30 - 12:30] Step 3 – Revisit & Recalibrate

• Why regular reviews (every 6 months) are critical in a fast-moving market.
• How Emerge Finance uses proactive rate reviews and strategic planning.
• Managing risk: fixed vs. variable, P&I vs. interest-only, and maximising offsets.
• Leveraging growth with debt recycling and future planning.

🔹 [12:30 - 14:00] Wrap-Up & Call to Action

• Summary of the framework and reminder: it’s all about the right team and strategy.
• Encouragement to reach out via Instagram, LinkedIn, or the podcast website.
• Plug for other episodes with financial planners, accountants, and buyers’ agents.

💡 Key Takeaways:

• Don’t chase the lowest rate—chase the best policy and lending strategy.
• Structure matters. Personal vs. trust vs. SMSF can make or break your tax and borrowing capacity.
• Revisit often. Property finance is not set-and-forget—stay agile, especially in growth phases.

Want to go beyond the loan and build a strategy-backed property portfolio? This episode gives you the blueprint. 💼🏠

 In this episode of Finance This Property That, mortgage planner and finance strategist Dion Fernandez tackles one of the most common questions he receives: Should you use your SMSF (Self-Managed Super Fund) to buy property?

Dion dives into the pros, pitfalls, and prerequisites of SMSF property investing. Whether you're a business owner considering buying your own commercial premises through super or an investor exploring long-term tax-efficient strategies, this episode breaks down what’s allowed, what’s not, and when it truly makes sense.

Packed with strategic insights and real-world examples, this quick yet information-rich episode is a must-listen for anyone serious about building wealth through property — the smart way.

📋 Episode Breakdown:

00:00 – 01:00
Welcome & who this podcast is for — busy professionals, self-employed borrowers, and serious property investors seeking strategy over just low rates.

01:01 – 02:30
Introducing today’s topic: Using your SMSF to buy property — a growing interest but not for everyone. The risks of poor setup and rushed strategy.

02:31 – 04:15
What’s allowed and what’s not:

• Residential and commercial properties are permitted inside SMSF.
• Renovations must be arm’s length (third-party contractors only).
• You cannot live in the residential property held by your SMSF.

04:16 – 06:15
Why SMSF lending is different:

• Servicing comes from super contributions and rental income.
• Requires setting up a bare trust per property.
• More complex setup and annual auditing requirements.

06:16 – 08:15
When it makes sense:

• Business owners can rent a commercial property from their SMSF — a powerful strategy.
• SMSF investing typically makes sense once balances reach ~$350K–$500K.

08:16 – 10:00
Final thoughts:

• SMSF lending requires expert advice — from a mortgage planner, accountant, and financial planner.
• High-level overview only — seek tailored advice before proceeding.
• Where to connect with Dion and his recommended professionals.

🎯 Key Takeaway:
SMSF property investment can be a powerful wealth-building tool — but only with the right setup, advice, and timing. Know the rules, build the right team, and proceed strategically.

📲 Follow Dion Fernandez:

• Instagram: @dionfinancespecialist
  
  
• LinkedIn: Dion Fernandez
• Website: financethispropertythat.com.au
  
  
• Available on: Apple Podcasts | Spotify | YouTube

In this episode of Finance This Property That, host Dion Fernandez dives deep into the world of commercial property lending—an increasingly popular path for seasoned investors and self-employed borrowers ready to expand beyond residential portfolios. Dion shares why commercial properties can be cash flow powerhouses or financing nightmares, depending on your approach.

You'll learn what differentiates commercial from residential lending, the critical factors lenders look at, and how to structure deals that build long-term wealth. A real client case study highlights how the strategic use of an SMSF (self-managed super fund) helped an electrician business owner purchase their own premises—while unlocking tax and lending advantages.

Whether you're a business owner, high-income earner, or time-poor professional looking to scale smart, this episode equips you with the lending insights that matter most.

📌 Episode Breakdown

00:00 – 01:00
Intro to the podcast and Dion’s mission to help professionals build financial legacies through smart property finance strategies.

01:00 – 03:00
Why commercial lending is the next frontier after residential for investors—and the opportunities (and risks) it brings.

03:00 – 05:00
Key benefits of commercial property:

• Higher yields
• Lower landlord expenses
• Ability to buy through an SMSF (if you're a business owner)

05:00 – 07:00
When commercial doesn't make sense:

• Too early in your property journey
• Inadequate equity
• Buying low-quality assets
• Poor tenant quality or lease terms
• No buyer's agent with commercial expertise

07:00 – 09:00
What lenders really look for:

• Strong tenant and industry
• Lease structure
• Property location, type, and condition
• Specialised vs general-use assets
• Valuation metrics, cap rates, and lack of LMI options

09:00 – 11:30
💼 Client Case Study:
How a tradesman with $600k in an SMSF, an unencumbered property, and the right advice used smart structuring to buy a commercial property—while protecting personal borrowing power.

11:30 – 12:00
Final thoughts: Commercial property isn't scary—if you're prepared. Plus, how to connect with Dion for tailored finance advice.

🔗 Connect with Dion Fernandez:
Instagram: @dionfinancespecialist

LinkedIn: Dion Fernandez
Website: www.financethispropertythat.com.au

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