300 Big Meadow Road

This is a beautiful family home within Troy city limits (city water and city sewer) on two lots (totaling 1.3 acres). This home is close to schools and a quick 12 min drive to shopping, dining, and entertainment in Moscow. The main level of this home conveniently includes the master suite, guest bedroom and bath, and a mother-in-law suite of rooms (including bed, bath, kitchenette, sunroom, laundry) with a separate outside entrance and deck access. It also has a great room, library, kitchen (with Jenn-Air convection double ovens, a warming drawer, in-counter Wolf deep fryer and steamer), a large pantry, dining, and utility room (including laundry, craft area, and a salon hair sink) also grace the main floor. The upper floor houses four large bedrooms (11'x16', 11'x17', 11'x19', and 12'x14'), two baths, laundry facility, and a large open area family room. Below grade features an oversized garage with three bays (optional fourth bay) and an unfinished area designated theater room, kitchenette corner, and bathroom along with a large mechanical room. Each of the two above grade floors is serviced by its own 5 ton HVAC system and 11 gal/min tankless water heater. Enjoy watching the State Champion Troy High School parades along Big Meadow Road from a 10’ x 64’ front deck and host parties on the 12’ x 44’ back deck with a stubbed access for a natural gas grill. Raised garden beds and 12x16 insulated shed with power/lighting are behind the home. A small stream runs along the back of the yard and is supplied by run-off and rain water. There is also an RV pad with full hookups off the driveway. This home was owner driven and over-engineered in almost every way. The roof trusses are rated for a 100 lb/ft² snow load (while only a 60 lb/ft² rating is required for this area), 140 mph winds, seismic category D, and exposure C to meet or exceed 2021 IRC/IBC specs. Buyer to verify all information.

3 W Farmington Street

Modernized, deceivingly large cottage on quiet canal street in Fenwick Island, DE. Excellent rental history or purchase for your family - This single-level home has everything you need including 4 bedrooms, 2 living areas, large kitchen with attached dining, and 3 full bathrooms, 1 half-bathroom, and an outdoor shower. The house is perfectly laid out with unique wings - children or guests in one end, parents and adults in the other, or mix it up! Farmington is the shortest canal street in Fenwick - enjoy the beach and the bay in the same day! Pull your boat up to your own bulkhead/dock area and store your summer toys in 1 of 2 sheds. Don't miss this one! Fenwick Island is the highly desirable Quiet Resort - clean open beaches and the Little Assawoman Bay for boating and crabbing. House had 2 other additions done in 2003.

27622 W Shore Road

Nestled among lush trees in the highly sought-after West Shore of Lake Arrowhead, this beautifully upgraded 1st-tier prow-style retreat offers the perfect blend of tranquility, style, and convenience. With ALA trail access directly across the street, you can easily enjoy the pristine waters of Lake Arrowhead and access the shoreline walk to Tavern Bay Beach Club, near the picturesque UCLA Conference Center. Step inside and be greeted by soaring ceilings, a striking floor-to-ceiling stone fireplace, and a dramatic wall of glass that floods the space with natural light. The spacious open-concept main level features a large kitchen flowing right into the dining and living areas—perfect for entertaining. Downstairs, a versatile family/game room awaits, complete with a built-in wet bar, fireplace, and separate laundry room and utility/storage area. With 3 bedrooms, 2 full baths, and 2 half baths, this home has room for everyone. Enjoy the outdoors on the large Trex deck and take in the peaceful forest views and a peek of the lake across the street. Additional features include: dual pane windows, newer carpet & fresh paint throughout; low-maintenance vinyl siding; plenty of storage & off-street parking; newer quartz countertops; upgraded sinks and shower; and newer fixtures. Whether you're looking for a full-time residence, vacation home, or investment property, this exceptional Lake Arrowhead retreat is ready for you! Don't miss this opportunity—schedule your showing today!

118 Walnut Street

8 beautiful townhomes located in north Clarksville. Each unit is 2br 2.5 bath with washer/dryer included. Great investment property, we’re currently renting each for 1500/month.

Demistifying Rates in 2025!

Demystifying Mortgage Amortization: Why Your First Payment Feels Like All InterestDescription: See why your first mortgage payment feels like all interest. Simple charts, month-by-month tables, and smart tactics to save tens of thousands in interest.TL;DR: Your first mortgage payment feels like “mostly interest” because interest is calculated on your current (large) loan balance. Early on, that balance is at its peak so interest grabs the biggest slice. As the balance shrinks, the principal portion grows and the interest portion fades. Make extra payments, and you accelerate that shift like hitting fast-forward on a long series.The One-Minute Explainer (aka the “Secret Math”)Interest is charged on what you still owe. Month 1 = highest balance ⇒ highest interest slice.Your payment stays (mostly) fixed, but its composition changes. Early: more interest, less principal. Later: more principal, less interest.Extra payments are jet fuel. Paying a bit extra toward principal early can save years and tens of thousands in interest. Think of amortization like a pie chart that reshuffles itself every month interest gets smaller as principal gets larger. No sorcery, just math.How Amortization Actually Works:Most fixed-rate mortgages use amortization, meaning each monthly payment covers:Interest = (annual rate ÷ 12) × current balancePrincipal = payment − interestNew balance = old balance − principalBecause the current balance is biggest at the start, the interest bite is biggest then too.A Real Example (Same rate, two terms)To make it concrete, here’s a sample loan: $300,000 at 6.5% APR.30-Year (360 payments): Monthly ≈ $1,896.20; Total interest ≈ $382,633.4715-Year (180 payments): Monthly ≈ $2,613.32; Total interest ≈ $170,397.98Yes, the 15-year payment is higher but you save over $200k in interest vs. a 30-year at the same rate.First-Year Breakdown (Month-by-Month)I generated two quick-glance tables so readers can see the shift start to happen right away: 30-Year Mortgage (First 12 Months) — principal vs. interest month by month 15-Year Mortgage (First 12 Months) — same idea, faster shift to principalYou’ll see both tables here in your workspace. Download the CSVs for your site or newsletter:30-yr (first year): Download15-yr (first year): DownloadFull 30-yr schedule: DownloadFull 15-yr schedule: DownloadSkim-friendly takeaway: Shorter term = faster principal ramp-up.“What If I Pay a Little Extra Each Month?”Let’s add $100 extra toward principal on the 30-year example. Results:New monthly payment: $1,996.20 (i.e., $1,896.20 + $100)Months saved: 48 (yes, 4 years off your mortgage)Interest saved: $60,994.79That’s a solid return for a pizza-night budget without needing a refinance.Download the 30-yr + $100/mo CSV: DownloadWhy the First Payment “Feels Like” All InterestStarting balance is largest. Interest = rate × balance. Big balance → big interest.Fixed payment masks the swap. You don’t see a big payment jump—just a quiet shift from interest to principal.Compounding works in reverse on debt. The sooner the balance drops, the sooner interest charges drop too.If the first statement looks interest-heavy, don’t panic your loan isn’t trolling you. It’s just following the playbook. Smart (Low-Stress) Ways to Save InterestRound up your payment (e.g., add $50–$200 toward principal).Biweekly payments (26 half-payments ≈ one extra payment/year).Make one extra payment per year (tax refund or bonus works great).Recast after a lump-sum payment (keeps rate, lowers required monthly).Refinance if rates drop or you can handle a shorter term.Rule of thumb: Extra principal early has outsized impact because it reduces the balance when interest is still chomping the biggest slice.FAQs1. Why is my first payment mostly interest?Interest is computed on your current balance. Month 1 has the highest balance, so interest dominates. As you pay down principal, the interest slice shrinks.2. Does the composition change each month even if my payment is fixed?Yes. The fixed payment is split differently every month less interest, more principal as your balance falls.3. Is a 15-year always better than a 30-year?Financially, a 15-year usually means far less total interest. But it requires a higher monthly payment. Choose what fits your cash flow and risk tolerance.4. Do biweekly payments really help?Typically yes 26 half-payments ≈ 13 full payments per year. That “extra” payment per year cuts time and interest.5. Extra payment: toward principal or escrow?If your goal is to shorten the loan and reduce interest, direct extra money specifically to principal (and confirm your servicer applies it that way).Key Takeaways Early payments feel interest-heavy because the balance is largest early. The interest/principal split naturally flips over time. Small, steady extra principal can save years and tens of thousands. Shorter terms supercharge principal paydown—if the payment fits your budget.Gentle NoteThis article is educational and not financial advice. Always confirm specifics with your lender/servicer and consider speaking with a qualified advisor.

How to Partner with BFT

What You’ll Learn from These Resources (For Realtors & Aspiring Loan Officers)Whether you're a realtor looking to scale or someone curious about becoming a licensed loan officer, these resources provide a clear, actionable roadmap to help you grow your business and income potential. Here’s what you’ll discover:These resources are packed with valuable info to help you build partnerships, boost income, and streamline your process—whether you’re ready to become a loan officer or want to grow your referral-based real estate business.

DSCR Loans with BFT

What is a DSCR Loan?DSCR stands for Debt Service Coverage Ratio.A DSCR loan uses the income generated by a property (like rent) to determine if you qualify for a loan.Unlike traditional mortgage loans, your personal income or tax returns aren’t used to determine eligibility.This type of loan is specifically for real estate investors, not people looking to buy a home to live in.For example, if you’re self-employed and need a home loan, this wouldn’t be the right fit, but other loan options exist for you.How Does It Work?Lenders calculate the Debt Service Coverage Ratio (DSCR):They compare the property’s annual net income (after expenses) to the total yearly mortgage payments.Formula: DSCR=Property Net IncomeMortgage Payments\text{DSCR} = \frac{\text{Property Net Income}}{\text{Mortgage Payments}}DSCR=Mortgage PaymentsProperty Net Income​Example:If the property earns $15,000/year and mortgage payments are $12,000/year, DSCR = 15,00012,000=1.25\frac{15,000}{12,000} = 1.2512,00015,000​=1.25.This is considered good because it shows you can cover your mortgage and still have some income left.Key Benchmark:Most lenders want a DSCR of 1.25 or higher. This means the property generates 25% more income than the debt costs.Pros of DSCR Loans:No personal income verification: Ideal for investors whose tax returns don’t fully reflect their income (e.g., self-employed individuals or those with deductions).No limit on the number of loans: You can have multiple DSCR loans at once, helping you expand your property investments faster.Tailored to real estate investors: If rental properties are your primary income, this loan works better for your unique financial situation.Cons of DSCR Loans:Higher costs:You might need a bigger down payment (e.g., 20-25% of the property price).Interest rates are usually higher than traditional home loans.More money upfront: Because of the larger down payment and interest, these loans can require more initial capital.Only for income-generating properties: This type of loan doesn’t work for personal home purchases.Why Choose a DSCR Loan?If your rental income is your main source of earnings, DSCR loans let you qualify for financing even when tax filings don’t show high income.They’re flexible for building large property portfolios, provided you can maintain strong property income and DSCR for each loan.

Fixed Rate HELOC with BFT

What is a Fixed-Rate HELOC?A fixed-rate HELOC combines features of a home equity loan and a traditional home equity line of credit (HELOC). Here's how it works:Regular HELOC vs. Fixed-Rate HELOC: A regular HELOC works like a credit card with a variable interest rate, while a fixed-rate HELOC lets you lock in a stable interest rate on all or part of the borrowed amount, like a second mortgage.Protects Against Rate Changes: By freezing your rate, a fixed-rate HELOC shields you from market interest rate increases, giving you predictable payments.Flexibility to Withdraw: You can still withdraw as much or as little of your available credit as needed during the draw period, just like with a variable-rate HELOC.Fixed Payments: Once you lock in a fixed rate, your payments stay consistent, offering financial stability.You can usually convert to a fixed rate at closing or anytime during the draw period, depending on your lender. Terms for the fixed portion can range from 5 to 30 years, and you'll pay it back with regular monthly payments, similar to a traditional mortgage.This option provides the flexibility of a HELOC with the stability of fixed-rate payments.Disclaimers:Figure Lending LLC is a wholly-owned subsidiary of Figure Technology Solutions, Inc., a financial technology company.The Figure Home Equity Line is an open-end product where the full loan amount (minus the origination fee) will be 100% drawn at the time of origination. The initial amount funded at origination will be based on a fixed rate; however, this product contains an additional draw feature. As the borrower repays the balance on the line, the borrower may make additional draws during the draw period. If the borrower elects to make an additional draw, the interest rate for that draw will be set as of the date of the draw and will be based on an Index, which is the Prime Rate published in the Wall Street Journal for the calendar month preceding the date of the additional draw, plus a fixed margin. Accordingly, the fixed rate for any additional draw may be higher than the fixed rate for the initial draw .Approval may be granted in five minutes but is ultimately subject to verification of income and employment, as well as verification that your property is in at least average condition with a property condition report. Five business day funding timeline assumes closing the loan with our remote online notary. Funding timelines may be longer for loans secured by properties located in counties that do not permit recording of e-signatures or that otherwise require an in-person closing, or that require a waiting period prior to closing.To check the rates and terms you qualify for, we will conduct a soft credit pull that will not affect your credit score. However, if you continue and submit an application, we will request your full credit report from one or more consumer reporting agencies, which is considered a hard credit pull and may affect your credit.A Figure HELOC is secured with your home as collateral, whereas personal loans and credit cards are not.Our loan amounts range from a minimum of $15,000 to a maximum of $400,000. For properties located in AK, the minimum loan amount is $25,001 and for properties located in TX, the minimum loan amount is $35,000. Your maximum loan amount may be lower than $400,000, and will ultimately depend on your home value, lien position, credit profile, verified income amount, and equity available at the time of application. We determine home value and resulting equity through independent data sources and automated valuation models.Available APRs range from 6.95% to 16.35%, which includes the payment of a higher origination fee in exchange for a reduced interest rate, which is not available to all applicants or in all states. The lowest APRs are only available to the most qualified applicants, depending on credit profile and the state where the property is located, and those who also select five year loan terms; APRs will be higher for other applicants and those who select longer loan terms. Your actual rate will depend on many factors such as your credit, combined loan-to-value ratio, loan term, occupancy status, and whether you are eligible for and choose to pay a higher origination fee in exchange for a lower rate. Rates change frequently so your exact APR will depend on the date you apply. APRs for home equity lines of credit do not include costs other than interest. You will be responsible for an origination fee of up to 4.99% of your initial draw, depending on the state in which your property is located and your credit profile. You may also be responsible for paying the costs of valuation if an AVM is not available for your property ($180), manual notarization if your county doesn’t permit eNotary ($380), and recording fees ($0 - $315) and recording taxes, which vary by state and county ($0-$1,400 per one hundred thousand dollars borrowed). Property insurance is required as a condition of the loan and flood insurance may be required if your property is located in a flood zone.You should consult a tax advisor regarding the deductibility of interest and charges to your Figure Home Equity Line.