Category: Public Policy

A Moment of Minsky, Redux

A Moment of Minsky, Redux

It’s been two years since my last major post on this issue.? A lot has happened since then, much of which points out the truth of what I said.

If governments could be powerful enough to insure the security of individuals, and not harm the ability of the economy to grow, I would not be as strident on this point as I am.? I agree with Minsky on description, but disagree on prescription.? Minsky’s prescription was that of Keynes, but on steroids.? Run a hyper-stimulative monetary and fiscal policy.? Well, we have that now, and it is not helping much; it only balloons the national debt.? The right answer is to do almost nothing, but provide for ways to expedite bankruptcy claims.

Why such a harsh prescription?? We don’t want financial institutions, much less large ones, to rely on the idea that the Federal Government has their back.? That leads to excessive risk-taking.? We also should not want the US Government to be deeply involved in the financial sector for several reasons:

  • The Treasury will be captured by financial interests (already done!)
  • Fair pricing of loan yields versus marginal cost of taxation will get muddled.
  • Political haggling will choke Capitol Hill.
  • The blob will grow.? No, not the Department of Education, a la William Bennett.? I am talking about the Fed.
  • Individuals and corporations will be more cautious about their finances, and will manage them more prudently.

Aside from constraining the total leverage of the economy, which I have suggested in the past, there is no way of escaping the pains of the boom-bust cycle.? I would say to everyone, “Grow up.? Our Government can’t control the economy in the long run, so accept that, and live with the boom-bust cycle.? Eliminate government meddling, especially the Fed.? All attempts to smooth the cycle lead to a bigger bust later.? Would you rather take some pain now, or risk the creditworthiness of our nation?”

One reader has recently asked me about sovereign defaults.? I need to think about that, and give you all a better piece later, but this is not a time to be careless about the US, unless the political mood so changes, that large tax increases would happen.

What is Going Right?

What is Going Right?

What Stories Aren’t Being Told? was my most commented piece since the inception of this blog, and I thank readers.? But Dr. Jeff pointed out in the comments, the tone was on of extreme negativity.? What?? Is there nothing going right that is under-reported?? Here are a few ideas from me:

  • Credit spreads are below average in general.
  • Energy prices have moderated, particularly for those who buy natural gas at spot rates.
  • There is still very good foreign demand for Treasury auctions.? Oh, Treasury yields are low.
  • On the low/middle end of housing, where there are conforming mortgages, the market has come into equilibrium, where bargains are balancing out more foreclosures in the future.? This may not apply in the really hot markets of 2005.
  • Dividend decreases seem to have stopped.
  • Corporate balance sheets seem to be more able to handle additional pressure.
  • The insurance industry seems to be in very good shape, aside from that faker, AIG.

Okay, the same as last time, I offer this to my readers in the comments section — what is going right now, particularly in what is not being reported.? It can be small or large issues.? Let me know.? Last last piece got a lot of play, even the comments, so let me know what you think.

Risk Management at Banks

Risk Management at Banks

I have never been a fan of VAR (Value at Risk), but I recognize that mathematical techniques are only as good as those that use them.? Questions arise with any quantitative risk technology:

  • What’s my time horizon?? (What’s your longest asset or liability?)
  • Do I have to be good over this entire time horizon, or just the end?? (The whole thing, sorry.)
  • How do I work with options in assets or liabilities?? (Assume optimal exercise by the option holder.)
  • What are the worst losses can I take from this business activity?? (Much worse than you can assume, and this present crisis is an example of that.)
  • How do I model liquidity of liabilities?? (Assume they exit when it is in their interest.)

With one employer, he invited me to consult for the Asset-Liability committee of his bank.? Having been a risk manager inside two life insurance companies, when I reviewed the documents, I was surprised, because they were so much less sophisticated than what life companies of a similar size did.

With banks, the grand weakness is in the assets, and the analysis should focus on two things:

  • Liquidity of the assets versus liquidity of the liabilities.
  • Potential credit losses of the assets versus the surplus of the bank.

I write this because of the commentary of Taleb and Bookstaber.? They are bright men, but they have never managed the risks of a financial institution.? Leverage ratios are not enough.? One must dig into the loss experience and analyze whether emerging losses might overwhelm the capital of the institution.? One must also look at risk-based liquidity — what is the likelihood? of running out of cash?

There is always a tension between rules versus principles.? What must first be admitted is that both can be fuddled by sinful men.? Rules can be observed, and cheaters bring items that meet the letter of rules, but violate the spirit of the rules.? Principles can be bent by those that implement the principles.? Neither is a perfect solution — better to settle on one way of regulating, though, and understanding the soft spots, than to vacillate.

Perhaps the banks need to employ actuaries.? I don’t say that so that friends might find work, but because many banks do not get how to preserve their existence.? Actuaries think longer-term; they think about scenarios where loss experience might prove to be unsustainable.? They are more skeptical on risk compared to most bankers.

With that, I commend all who read this to be careful, and to analyze financial situations carefully.? Don’t follow the crowd.

The Dominance and Size of the Federal Reserve

The Dominance and Size of the Federal Reserve

Before I start this evening, thanks to all my readers who commented on my post yesterday.? It was my biggest response ever.? I sent to the reporter my summary of your comments.

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For my last employer, back in 2004, since I had a big position on in the hedge funds in equity sensitive life insurers, I went to a Morgan Stanley “teach-in” on esoteric issues on reserving and required capital.? Strangely for me, I arrived first, and waited for others to show.? If you’ve ever met me, you would see me at such a time pull out my “reserve reading,” and redeem the wait time by catching up on my reading.

Well, being there first did have an advantage in greeting people.? “Who are you with?”? The answer was usually some asset management firm.? But when two particularly well-dressed fellows showed up, the answer was “The Federal Reserve.”

“Huh?” I responded.? “What interest would the Fed have in insurance reserving?”

“We follow all areas of the financial markets,” he smiled as he and his partner took a seat behind me.? Aside from the presenter that Morgan Stanley brought in, I think I was the only actuary in the room, which made for an interesting dynamic.? I tried not to ask any “inside game” questions, but poked at some of the assumptions embedded in the analyses.? The guys from the Fed were quiet as clams.? Sure beats working for a living.

Now, it wasn’t the first time I had bumped into economists from the Federal Reserve at conferences.? Half a year earlier, I bumped into some of them at a Credit Suisse conference on insurance.? Why they wasted time listening to pitches from management teams that they do not regulate was beyond me.

So, after my recent piece, Waiting for the Death of the Chicago School, and the Keynesian School also, Redux, when I read the piece Priceless: How The Federal Reserve Bought The Economics Profession, I said to myself, “I knew about that.? Why didn’t I write about that?”

The Fed hires Ph.D. economists.? Lots of them.? It gives the Fed a large contingent of intellectual defenders.? It helps them marginalize critics.? Because of their size, they have considerable sway over academic journals, and over invitations to prestigious conferences (dey got money mon).

There is a kind of paradigm a la Thomas Kuhn here, (Structure of Scientific Revolutions) where the dominant paradigm is well-supported economically, and self-interested, but it is false, and being attacked by poorly-funded nobodies who only have the truth on their side.

The Fed does not need most of the people that work for them.? They have two main functions — monetary policy and banking supervision.? They could do those tasks with 20% or less of the personnel.? Not that I want to unemploy a bunch of economists, but why should they be implicitly funded by the US government?? Why should they be doing academic studies?

Now, some will say that it is a private institution, and it can do as it wishes.? It is not a purely private institution:

  • Chairman and board members are appointed by the president and approved by the Senate.
  • Congress has an oversight role on what the Fed does.
  • Profits from the Fed flow back to the Treasury.
  • They have considerable influence over the theories of economics that are used to evaluate their performance.
  • They administer many of the major money transfer systems between institutions.
  • They are a major player in regulating the banks (or not) — if the Fed doesn’t get the other regulators to cooperate, you have a mess like we did 2003-2007.
  • They affect the value of our currency in the long run, and in the short-to-intermediate run, induce booms and busts in our economy, banks and bond markets.
  • Given the systematic risk that engenders, many suggest that the the Fed should regulate that as well.

A purely private institution should not have that level of influence across the economy as a whole.? The antitrust folks get concerned over any entity monopolizing an industry, but this is a greater monopoly still, were it purely private.

The Fed is a chameleon — it’s public when it wants to be, private when it wants to be and both or neither if that serve them well at the moment.? I support the idea of auditing the Fed, but I really think we need is a broader debate on what the Fed should do in our country, and whether the authority and size of the institution should not be reduced.

What Stories Aren’t Being Told?

What Stories Aren’t Being Told?

I did not start blogging in order to start a media career, but sometimes the media finds its way to my door.? I received a call today from a reporter for one of the major television networks, and after talking a while, she asked me, “What big stories aren’t being told?? Some of my best stories some from asking this question.”? I told her I needed to think, and would e-mail her back on the topic.? I decided I would review my last month of posts to look for out-of-consensus ideas, and I came up with these:

  • China is overstimulating businesses through loans and they are buying up commodities that they don’t need now, leading to a possible correction in commodity prices.
  • Western European banks are in trouble because of loans to Eastern European nations denominated in Euros.? With the rise in the Euro, defaults are likely.
  • Water shortages in China and India.
  • Most entities that the US Government has bailed out will have stocks that are zero eventually — GM, Chrysler, AIG, and maybe Fannie Mae and Freddie Mac.? For an opposing opinion on the GSEs, read the intelligent John Hempton at Bronte Capital.
  • With dud residential mortgage loans, modifications don’t work well unless there is a forgiveness of some of the principal.
  • The foreign funding base of the US is getting shorter in maturity — could this be a sign of trouble?? Is there a lack of confidence?
  • If we marked the value of commercial real estate loans to market for banks, using data from the CMBS market, some banks would be insolvent.

That’s all for me, or now.? Now, I don’t watch television, listen to radio much, and I don’t subscribe to anything aside from the WSJ.? I don’t see everything.? That is why I am asking my clever readers to answer the question that the reporter asked me — what significant economic stories aren’t being told?? These can be small issues as well as big issues.? Please let me know in the comments below.? Thanks.

Misunderstanding Inflation

Misunderstanding Inflation

Monetary inflation leads to inflation in goods, services, and/or assets.? We just went through a decade (and then some) where there was low product price inflation, but there was significant inflation in asset values.

What was the response from policymakers?? Aside from a rare comment regarding “irrational exuberence,” most of the time they were fat, dumb, and happy.? Because of their flawed model for understanding monetary policy, they ignored asset inflation, and patted themselves on the back for the lack of goods price inflation.? What little attention they paid was through the weak construct called the “wealth effect.”

Make no mistake — printing money leads to inflation; the question is where the inflation goes.? The loose monetary policy of the last 20 years has definitely fueled an inflation of real estate asset values above that which is sustainable in the long run.

As such, I have little agreement with the following articles:

We have been through a unique era where monetary has had significant effect on the asset markets, but little effect on the goods markets.? Perhaps those effects were affected by demographics, and might change in the future.? Just because good price inflation has been weak in the past, does not mean it will be weak in the future.

Monetary inflation — an increase in the money stock or credit, will have an impact on asset and/or goods prices.? Which gets affected depends on the proclivity to spend versus save.

There is real reason to be concerned about inflation, then.? We face either:

  • an unsustainable increase in asset values, or
  • goods and product price inflation.

The former looks for likely for now, but who can tell?? As Baby Boomers tip the balance between saving and spending, goods and services inflation may predominate over asset inflation.

On the “positive” side, some of the troubles of asset inflation get passed on to credulous foreigners because the dollar is the world’s reserve currency.? That weakens the feedback effects in the short run.

My main point is this: there is no free lunch.? Either money buys less, or assets buy less because of monetary inflation.

Waiting for the Death of the Chicago School, and the Keynesian School also, Redux

Waiting for the Death of the Chicago School, and the Keynesian School also, Redux

So Paul Krugman gets a lot of ink, and everyone goes gaga for it.? I don’t buy his arguments for two reasons:

  • He misdiagnoses the cause of the current crisis.? He thinks it is too much of the “free markets.”? Rather, it was predominantly profligate monetary policy.? Secondarily, it was poor banking regulation.? Monetary policy necessarily involves banking regulation in a fiat money system, because credit is what drives the economy.? A failure to limit the ability of regulated institutions to issue credit is just another form of loose monetary policy, whether it results in measured price inflation or not.
  • Keynesian economics and Neoclassical economics do not consider the debt structure of the economy to be relevant for policy purposes.? I’ve written about this already in this blog post: Waiting for the Death of the Chicago School, and the Keynesian School also. Debt structure is more relevant than any other factor at present.? Economies with high levels of indebtedness are inherently fragile, because booms and busts are amplified by the financial leverage.

Let me take this a different way.? If monetary policy had been conducted properly through the Greenspan era, what should he have done?? Let’s start with the crash in 1987.? Greenspan should have done nothing — no announcement at all.? Maybe a few small clearing firms would have failed, and maybe some minor investment banks, but so what?? The economy would remain sound.? There would be little danger of an increase in unemployment.

Instead, he announces support for the markets, and debt levels increase as a result.? Bad debts are not liquidated, and new debts are incurred, because policy is favorable toward debtors.

Next came the commercial real estate crisis of the late ’80s to early ’90s.? What did the Fed do?? It cut rates from 9.75% to 3%.? What should it have done?? I have a basic rule that says that the Fed funds rate should never be more than 1% below the yield on the 10-year Treasury.? That means the Fed should have leveled out the Fed funds rate at 6-7%, and waited, and taken political heat for doing so.? If they had done this, there not would have been a residential mortgage convexity crisis in 1994, which ended up sinking Mexico as well.

Why not less than 1% below the 10-year Treasury rate?? Anything more leads to easy profits for the banks, with a large increase in the indebtedness of the economy.? Let the banks remain on a diet, and let savers get their due reward.? We don’t have to flood the economy with liquidity to get it to turn around.? Enough liquidity and willingness to wait will do it.? A policy approach like that will lead to a more stable and yet growing economy.

So what was the next crisis?? LTCM in 1998.? The Fed should have done nothing, and if any or all investment banks failed, it would have had little impact on the economy as a whole, because derivative exposures were small.? But no; they coerced the investment banks into a settlement, and loosened the Fed funds rate 0.75% when it should have kept policy tight, and not loosened at all, staying at 5.5%.

Perhaps the tech bubble would have been less virulent if liquidity had not been so plentiful.? Between the loosenings during LTCM and the extra build-up in liquidity for Y2k, the Fed put in the top of the equity market.? Then the Fed tightened significantly, bursting their new bubble.? After that, they went nuts, loosening Fed funds from 6.5% to 1.75% by the end of 2001.? It probably should have stopped at 3-4% and waited.? But no, not only did they go down to 1.75%, they went all the way down to 1% in June 2003, when it was obvious that a strong recovery was underway, and the FOMC left the rate there for a full year, while asset inflation springing from additional indebtedness coming from cheap financing ruled.

Instead of moving from 1% to 4% rapidly, the Fed chose a slow pace, a robotic pace for the next 17 meetings, increasing 0.25% each meeting.? Language dominated over policy as the market anticipated their actions.? They dared not surprise the market, but they overshot the 4% area that would have been closer to equilibrium.

If the Fed is unwilling to deliver surprises, it is unwilling to govern.? Give us what we need, not what we want.? At present, Fed funds should be in the 3% region, allowing a slightly positively sloped yield curve, which would allow most banks to do well in a normal environment.

What’s that you say?? It’s not a normal environment now, so why should the curve be flatter?? It is not a normal environment now precisely because the Fed was so loose for so long, allowing a huge buildup of debt that we are now fitfully trying to liquidate.? When that debt gets down to 1.5x GDP, we will have robust growth once again.? In the 3.0x+ position that we are now in, there is little hope for significant growth rates.? Our government should be aiding in liquidating zombie institutions, rather than keeping them undead with cheap financing.

Consider the position of David Walker.? He knows how bad the total debt crisis of the US is.? I’ve written about this many times before; this is the latest example.? Keynesianism does not address sovereign indebtedness, which is a huge flaw.? What if a country can’t make good on all of its promises?? Were the US? not the global reserve currency, that would be a big problem for us now.? Deficits are not helping the UK or Japan now.? But what happens when we go into perma-deficit in the next few years, where there is little to no hope to paying off debt, because excess revenues on social programs evaporate, and the elimination of deficits relies on the willingness of the US to raise personal income taxes across the board.? Soaking the rich will never be enough, and they always find ways of sheltering income.? Who will be willing to pick up the knife, and proudly say to constituents, “I did what was right for you and raised your taxes?” or, “I did what was right for you and cut social security payments by 30%, and created a 30% copay on Medicare.” or, “I helped create a new chapter in the bankruptcy code for states, with a modification to ERISA that allows for lowering of pension and healthcare benefits paid to former state employees for states under financial stress.”? No one will say any of that, obviously.

Perhaps there are simple solutions to all of this.? The only one I can think of is a large rise in taxes, which would be bitterly opposed, and might not result in that much additional taxes.? Any other bright ideas out there?

One final comment on the failure of macroeconomics — consider who did peg the crisis in advance.? Most were practical, business-oriented economists who saw the growth in leverage, and said, “This will not end well.”? The trouble is that timing and estimation of severity of the then-future crisis were problematic.? The moment that you say “This end badly,” in the midst of the bull phase, you can get labeled a perma-bear.? I hated that title, so I would tweak my language to avoid sounding too harsh.? Today that’s a pity, because the scenarios we privately talked about at my last employer are what are playing out now.

Why did macroeconomics fail us?? Bad theory in the two main schools of Neoclassical economics — Chicago and Keynesian.? There was an inability to appreciate the effects of overindebtedness on an economy.? Time to send both schools to the junkyard.

PS — I saw this in Barron’s.? If Henry Kaufman’s book is as good as it sounds, perhaps it will provide more insight into this situation.

Questions and Answers

Questions and Answers

This may become a series, but I’m going to post some questions I have been asked, and the answers that I gave.? Anyway, here goes:

Has anyone prepared a summary of US Treasury bonds, say five years ago and now and looked at average maturity, etc.

GE was taken to task by the investment community in 2002-03 for using very short term money to fund long term lending/capital needs.? Was the investment community right?

Where is the US government right now ? Are they playing the short end of the maturity ladder, if so what could be the reasons why and what are the implications for the investment community?

Thanks for all of your insight.

Average Maturity

This is a graph of the average maturity in months of the marketable portion of US Government debt.? Reagan really lengthened the debt, and Bush, Jr. shortened it.? (Just another bad legacy for that economic liberal, Bush, Jr.)? The most notable aspect of that was the elimination of the 30-year bond in 2001, and its subsequent reappearance in 2006.? The Obama Administration is not a known quantity in these matters yet.

The sharp drop from June 2008 to September 2008 I believe is due to the creation of a lot of short-dated debt that was given to the Fed to allow it to grow its balance sheet.

With respect to GE, yes, the lending community was right.? Prudent borrowers match assets and liabilities.? I recently criticized GE for borrowing with too much short-term debt for their finance arm.? As it is, GE has had a wild ride in its stock price, dipping below six this year.? Without the TLGP, who knows?? GE might have had to send GE Capital into insolvency.

In general, I have been an advocate of lengthening the maturity structure of the US government’s debts.? Governments are supposed to try to be permanent; thus they should finance long.? Governments like the generally lower cost of short debt, and so they sometimes finance shorter than they ought to in an effort to save money.? Governments that don’t finance long enough can be subject to runs, such as Mexico in 1994.

I hope the US government takes the opportunity to finance long while it is still cheap to do so.? My guess is that the opportunity gets wasted; not that the average maturity shrinks a lot, but that it doesn’t grow much.

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What does your husband say about this? Small investors don’t bother?

> http://money.cnn.com/2009/07/29/pf/steve_lehman_federated_investors.fortune/index.htm

This one came to my wife for me.? Quoting from the article, my response was:

>>So what’s a retail investor to do? Lehman’s answer: Leave it to the pros. “It’s never been more difficult [to invest],” he says, “and it will remain more challenging than ever. Unless someone really has a flare for investing and enjoys doing it, I would say don’t waste your time.”<<

Small investors should probably use low cost index funds and vanilla Exchange Traded Funds.? That will lower their costs, which will raise their returns.? It is rare for outperformance to persist in funds management, particularly as the funds under management for any manager grows.? There are some value managers that are worthy of being invested in over the long haul for equities, and if you want a list, I will provide one.

David

PS — to the editors at Money — “flare” s/b “flair”

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We have a certificate of deposit that we are cashing out and are wondering if buying some gold would be a better way to protect our savings? Considering the way the government is spending money, it seems the only way to be safe from the inflation that is coming.

This is a tough one. A lot depends on whether the government inflates their way out of this or not. I almost think they have to, but they could have done it in the Great Depression/WWII, and did not. They raised taxes, and the best investment was government bonds for a long while.

This situation is probably different. Gold will preserve purchasing power over the long haul, but it rarely does more than that. Sometimes, that’s the best you can do.

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I don’t have a good place to post this last bit, so here it goes: here is a recent audio interview of me. I only wish we had focused more on investing topics. For those interested, I had my notes in front of me, which cited a number of my articles.

Full disclosure: I don’t own any gold, aside from my wedding band.

Three Notes on the Federal Reserve and Financial Services Reform

Three Notes on the Federal Reserve and Financial Services Reform

As I have said before, it doesn’t matter who the next Fed Chairman is, because all of the candidates are basically the same when it comes to monetary policy.? There are no hard money candidates.? So, with the announcement that the reappointment of Ben Bernanke is likely, we can all breathe a sigh of relief because Larry Summers won’t be there (ego kills), and, Ben Bernanke is a known quantity.

On another front, a Federal judge ruled that the Fed would have to turn over data requested by Bloomberg, LP, regarding the emergency lending programs that the Fed has entered into.? Good thing, as I have said before, there is no reason why banks can’t disclose their asset books as insurers do.

Finally, Paul Volcker wants to regulate money market funds like single purpose banks.? Interesting idea, but money market funds have suffered far fewer losses than regulated banks.? I would pass on this idea, and look for more substantive ways to modify the financial system — as an example, make banks as transparent and complete in their regulatory filings as insurance companies.? Now, that would be real reform.

Nine Notes on Residential Real Estate

Nine Notes on Residential Real Estate

I don’t really have one unified article type when I write here.? Sometimes I have a really strong conviction about something, and then it flows.? At other times, I gather data, do an analysis, and come up with a way of motivating it.? Then there are the Seven, Eight, Ten, Twelve, Fifteen, Twenty Points/Notes/Comments articles.? Tonight’s piece is one of those.

(An aside — the numbers stem from a comment from an editor of a Canadian business publication — he told me that certain numbers grab people’s attention more.? True?? Not sure.? I do know that one of my editors at RealMoney felt that some of my quirky titles lost readership.? Even today, my editor at SA freely revises my titles, sometimes making something an emphasis that I had not intended.? Whatever; she titles better than me.? What intrigues me is that other sites sometimes pick up her title, not mine, even when they link directly to my blog.)

I don’t do linkfests.? I don’t do them not because they are not valuable, but because others do them better then me, like Abnormal Returns.? So, I do something different.? As I troll the web each day, I tag articles for future comment.? I then wait until I have a critical mass of articles on a given topic, and then I publish one of the “XX Points” articles.? This enables a greater range of facets on a given issue.? I also allows me to give more of an integrated explanation of how I think it all fits together.? Now, the price is that some of the articles are dated.? I think they are fresh enough to highlight trends.

Enough explaining.? On to tonight’s topic, real estate and its effect on the real and financial economies.

1)? Principal forgiveness — it is what underwater homeowners want, and what they are unlikely to get.? Principal forgiveness means that a loss has to be taken by someone now.? Adjust the rate, adjust the term, adjust the amortization — it is all tinkering, even if it lowers the payment slightly, because the owner is still inverted on his mortgage.

Ideas like lowering the principal, but giving the bank a large chunk of the price appreciation at sale, or say 30 years out, would be cute, but still, the bank (or juniormost MBS certificate holder, who usually directs the servicer) would take a loss now.

So, I’m not surprised when I read articles like these:

Governments have power, but it is very difficult to fight the economics of the situation.? One further note, as is mentioned by a few of the above articles, is that the most profitable situation for the lenders/servicers, is that the property teeters on the edge of solvency, not only paying the mortgage slowly, but pays additional fees in the process.

2)? Will there be a second foreclosure wave?? Maybe.? First American CoreLogic argues that it will be the existing wave continuing.? I tend to agree with CoreLogic for the following reason: when you have enough of the mortgaged homes of the country underwater, it is difficult to slow the rate of foreclosure, because foreclosures happen to properties that underwater where one of the following occurs:

  • Death
  • Divorce
  • Unemployment
  • Disability
  • Disaster
  • Strategic default (buy a nicer home cheaper, and stop paying off this overpriced garbage)
  • Debt reset/recast

3)? The GSEs, despite the rally, are still in lousy shape.?? Fannie lost $14.8 Billion, and tapped the Treasury for liquidity.? Freddie earned less than $1 billion, but only because they revalued assets $5 billion higher.? Their regulator believes that they won’t be able to repay all aid that the US has granted them.? My verdict: the common of each company is an eventual zero.? Stay away.? Thrillseekers that like zero shorts, don’t do it; the odds are good for a zero, but the payoff is asymmetric.

4)? What percentage of homeowners are or will be upside-down or underwater?

I favor the estimates of First American CoreLogic.? First, they have great data.? Second, my view is that properties with greater than 90% LTVs are likely upside-down in a sale due to closing costs.? The inflection point in mortgagee behavior occurs between 90-100% LTVs, not at 100%+.

That’s why we are in such deep trouble.? With 32% of all mortgages inverted, there will be many more foreclosures, and prices should still head downward, even on the low end.

5)? But maybe things aren’t so bad, at least on the low end.

6)? All that said, the high end isn’t seeing much action, and prices continue to sag.? There aren’t many move-up buyers.

7)? What characterizes the underwater borrower?? Cash-out refinancing, and home equity loans.? The home as an ATM always relied on the “greater fool” theory implicitly — that there would always be a greater fool willing to buy out the home at a greater price than the new amount of leverage.? On the home equity loans — banks are doing all that they can to avoid recognizing losses.? With home equity loans, losses are usually total.? The only thing that surprises me here is that it has taken this long to get to realizing the losses.

8 ) So you want appraisers to be honest, but not yet?? Appraisers, auditors, etc. — third party evaluators are conflicted — he who pays the piper calls the tune, and no one is willing to have the buyer pay for the appraisal.? So now the appraisers try to be honest and business can’t get done?!? Those who hire appraisers, make up your minds; do you want a few short term deals, or do you want reliable long term business?

9)? On the dark side, many option ARMs will default before the payments recast.? That means the recast wave will be more gradual, but it won’t be any less troublesom in aggregate.

That’s all for this evening.? Absent something else pressing, I will write about commercial real estate on Monday night.

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