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The Education of a Mortgage Bond Manager, Part III

Posted on 6 February 2013 by David Merkel

In this irregular series, you can see that I wrestled with the concept of credit quality.? I built my own models.? I did not trust the rating agencies.

Why did I not trust the rating agencies in 1998-2001?? What great errors had they committed?? They had not created many errors at all… but I knew my job was to uncover value, and take risks where they were warranted.? Ratings will not help you there.

That said, many of the rating agency writeups and presale reports were quite erudite.? As our saying goes,”Ignore the rating, but read the writeup.”? After all, the rating agencies are “inside the wall,” unlike most, and often disclose bits of insider information that are no longer totally insider.? The rating agencies offer valuable information; the problem is that their ratings are less than golden.

In 2000, I remember going to a CMBS Conference where there was a young woman from Principal Financial, who ran their CMBS portfolio.? She said something to the effect of, “Because we know that defaults in CMBS are unlikely, we buy all of the mezzanine and subordinated tranches of most deals.? It’s free money.”? We had a different opinion.? We knew that liquidity had value, so we rarely bought non-AAA bonds.? You could not easily trade bonds that were not AAA.

Once I became the CIO in 2001, I decided that we would look at older deals where? wanted to sell BBB bonds.? I would subject them to my usual standards, and analyze the properties in depth.? I didn’t buy much, but what I did buy was quality.? Though markets were tough, all of them paid off.

An example was when JP Morgan did what they called a “kick-out” deal.? All of the properties that the B-piece cartel had refused to finance were in that deal.? The spreads were very wide, and I bought all of the AA & A-rated tranches.? I did a lot of due diligence, and I knew that the taint of the collateral was more than compensated for from the amount of subordination.

That was one of my lessons — be willing to buy things that are tainted in the eyes of many, so long as you have adequate protections, and a decent yield.

At the Life Insurance Conference

Though I was not a bond manager at the time that I went to a Life Insurance Conference in 2006, there were several themes in play.? Here are two of them.

1) Odd Types of Collateral: there was the sense that new and odd types of asset backed securities [ABS] should be bought with abandon because the past experience has been so great.

I did not buy that idea.? Most ABS requires a steady cash flow stream, and many industries don’t have that.

2) One guy said AAA bonds never default.? I stood up and told him? that AAA bonds that I had bought in franchise loans did default, so it was not true.? That said, losses were not large.

At the conference, I managed to speak to the CEO of Principal Financial, and tell him that he faced considerable credit difficulties in his CMBS book.? He was a big guy, tall and muscular, so he looked at me, average guy that I am, and told me he would consider it.? The look on his face disdained me, but I am used to that.? My appearance has never been my leading attribute.

Manufactured Housing ABS

In 2001, I came up with the idea that the Manufactured Housing ABS market was bifurcated.? Current deals were lousy in their credit metrics, so we stopped buying any current deals.? But older deals from GreenTree were seasoned and would likely deliver value.? Lehman Brothers shared with me their default database, and I built my model, and it told me that deals from 1998 would allow tranches A and above to get their money back.? It also told me that deals from 1997 and prior would allow tranches BBB and above to get their money back.

This proved to be true, but it meant that those that held the securities to maturity had to endure a time when the offered prices for the securities were far less than par, though all paid their principal and interest to maturity.? I don’t feel bad about my purchases, because I looked long-run, and knew I had a strong balance sheet behind me.

Now in late 2001, the new CIO came to me and said, “I’m taking over the CMBS, MBS, and ABS portfolios.”? I told him, “They are yours now, do what you like, do not care for my own preferences, do what you think is right.”? As it was, he panicked, and sold many things that would later be money good, and he blamed me, according to friends.

So what? I have my own share of blame here, because you never want to buy near par something that will test your willingness to hold it. Though what I bought went through the valley of the shadow of death and came out whole, there is a cost to making everyone worry; and many in the same situation would sell and take losses that they should not have.

All of the Big Boys know you should never trust a rating

When I was a mortgage bond manager, I did my own work.? I did not trust ratings, but did my own due diligence. I would analyze loss statistics where I had them, and some up with my own risk assessments.

This is why I don’t favor the prosecution of the rating agencies.? The rating doesn’t matter, and if people are willing to trust a ratings scale, rather than a description of the business of those that are rated, they deserve the bad result.

It is utterly puzzling to me why the government is going after the rating agencies, because they just did their jobs.? Yes, their models were flawed, but many ignored them in the insurance industry and elsewhere.? Ratings are not guarantees, they are opinions, and so the Supreme Court will rule eventually.

The Education of a Mortgage Bond Manager, Part I

Posted on 14 July 2012 by David Merkel

You might remember my “Education of a Corporate Bond Manager” 12-part series.? That was fun to write, and a labor of love, but before I was a corporate bond manager, I was a Mortgage Bond Manager.? There is one main similarity between the two series — I started out as a novice, with people willing to thrust a promising novice into the big time.? It was scary, fun, and allowed me to innovate, because in each case, I had to rebuild the wheel.? I did not have a mentor training me; I had to figure it out, and fast.? Also, in this era of my career, I had many other projects, because I was the investment risk manager for a rapidly growing life insurer.? (Should I do a series, “The Education of a Financial Risk Manager?”)

One thing my boss did that I imitated was keep notebooks of everything that I did; if this series grows, I will go down to the basement, find the notebooks, and mine them for ideas.? When you are thrust into a situation like this, it is like getting a sip from a firehose.? Anyway, I hope to do justice to my time as a mortgage bond manager; I have been a little more reluctant to write this, because things may have changed more since I was a manager.? With that, here we go!

Liquidity for a Moment

In any vanilla corporate bond deal, when it comes to market for its public offering, there is a period of information dissemination, followed by taking orders, followed by cutoff, followed by allocation, then the grey market, then the bonds are free to trade, then a flurry of trading, after which little trading occurs in the bonds.

Why is it this way?? Let me take each point:

period of information dissemination — depending on how hot the market is, and deal complexity, this can vary from a several weeks to seven minutes.
taking orders — you place your orders, and the syndicate desks scale back your orders on hot deals to reflect what you ordinarily buy and even then reduce it further when deals are massively oversubscribed.? When deals are barely subscribed, odd dynamics take place — you get your full order, and then you wonder, “Why am I the lucky one?”? After that, you panic.
cutoff — it is exceedingly difficult to get an order in after the cutoff.? You have to have a really good reason, and a sterling reputation, and even that is likely not enough.
allocation — I’ve gone through this mostly in point 2.
grey market — you have received your allocation but formal trading has not begun with the manager running the books.? Other brokers may approach you with offers to buy.? Usually good to avoid this, because if they want to buy, it is probably a good deal.
bonds are free to trade — the manager running the books announces his initial yield spreads for buying and selling the bonds.? If you really like the deal at those spreads and buy more, you can become a favorite of the syndicate, because it indicates real demand.? They might allocate more to you in the future.
flurry of trading — many brokers will post bids and offers, and buying and selling will be active that day, and there might be some trades the next day, but…
after which little trading occurs in the bonds — yeh, after that, few trades occur.? Why?

Corporate bonds are not like stocks; they tend to get salted away by institutions wanting income in order to pay off liabilities; they mature or default, but they are not often traded.

By this point, you are wondering, if the title is about mortgage bonds, why is he writing about corporate bonds?? The answer is: for contrast.

period of information dissemination — depending on how hot the market is, and deal complexity, this can vary from a several weeks to a few days.? Sometimes the rating agencies provide “pre-sale” reports.? Collateral inside ABS, MBS & CMBS vary considerably, so aside from very vanilla deals, there is time for analysis.
taking orders — you place your orders, and the syndicate desks scale back your orders on hot deals to reflect what you ordinarily buy and even then reduce it further when deals are massively oversubscribed.? When deals are barely subscribed, odd dynamics take place — you get your full order, and then you wonder, “Why am I the lucky one?”? After that, you panic.
cutoff — it is exceedingly difficult to get an order in after the cutoff.? You have to have a really good reason, and a sterling reputation, and even that is likely not enough.
allocation — I’ve gone through this mostly in point 2.
grey market — there is almost no grey market.? There is a lot of work that goes into issuing a mortgage bond, so there will not be competing dealers looking to trade.
bonds are free to trade — the manager running the books announces his initial yield spreads for buying and selling the bonds.? If you really like the deal at those spreads and buy more, you can become a favorite of the syndicate, because it indicates real demand.? They might allocate more to you in the future.
no flurry of trading — aside from the large AAA/Aaa tranches very little will trade.? Those buying mezzanine and subordinated bonds are buy-and-hold investors.? Same for the junk tranches, should they be sold.? These are thin slices of the deal, and few will do the research necessary to try to pry bonds out of their hands at a later date.
after which little trading occurs in the AAA bonds — yeh, after that, few trades occur.? Same reason as above as for why.? Institutions buy them to fund promises they have made.

Like corporate bonds, but more so, mortgage bonds do not trade much after their initial offering.? The deal is done, and there is liquidity for a moment, and little liquidity thereafter.

Again, if you’ve known me for a while, you know that I believe that liquidity can’t be created through securitization and derivatives.? Imagine yourself as an insurance company holding a bunch of commercial mortgage loans.? You could sell them into a trust and securitize them.? Well, guess what?? Only the AAA/Aaa tranches will trade rarely, and the rest will trade even more rarely.? The mortgages are illiquid because they are unique, with a lot of data.? You would have a hard time selling them individually.

Selling them as a group, you have a better chance.? But as you do so, investors ramp up their efforts, because the whole thing will be sold, and it justifies the analysts spending the time to do so.? But after it is sold, and months go by, few institutions have a concentrated interest to re-analyze deals on their own.

And so, with mortgage bond deals, even more than corporate bond deals, liquidity is but for a moment, and that affects everything that a mortgage bond manager does.? More in part 2.