Category: Real Estate and Mortgages

Some Praise and Questions for the US Treasury

Some Praise and Questions for the US Treasury

1) Perhaps the US Treasury is getting a few things right.? Let’s start with lengthening the average maturity of Treasury debt.? I have backed this idea in the past.? It is worthy to note that zero coupon yields peak out around 20 years out, and then start declining.? It is quite possible that debt longer than 30 years might price at a discount to 30-year debt, if for no other reason than there is a demand for longer debt as an asset to fund longer liabilities with seeming certainty.

The US Treasury is finally getting some sense in this matter, and is looking to lengthen their maturity profile.? Good for them; let’s see if foreign investors are willing to take down longer-dated dollar-denominated debt.

2) I have also encouraged the concept of liquidating institutions that are “Too Big to Fail;”? I believe they deserve a special chapter in the bankruptcy code.? Well what do you know?? Congress is proposing much the same idea. (Ugh, Barney Frank agrees with me?? But, so does Sheila Bair.? Better company.)? Here are some of the details.? Far better to liquidate such institutions rather than bailing out the holding companies (what idiocy!).? That said, why would we give more money to GMAC?? It is not critical in a systemic sense.? Let it go under.

3) Most stimulus programs waste money.? Better to rebate taxes to everyone equally.? It is fairer than choosing favorite firms or markets.? With that I would argue that it is time for the first time buyer credit to end in residential real estate.? Most of those that bought would have bought anyway, and the credit benefited sellers more than buyers as it pushed prices up for now.

4) The efficient markets hypothesis did not mean that market prices are always right, as if we hit that evanescent neoclassical equilibrium.? No, prices are always wrong to some degree, but that does not mean it is easy to recognize the mistakes.? So I limitedly back Jeremy Siegel, who says that the efficient markets hypothesis was not to blame for this crisis.? That said, common misunderstandings of the EMH did affect the crisis, because markets do self-correct, but over years and decades, not months or days.

5) If you had the ability to ask one question to Tim Geithner, Secretary of the Treasury, what would it be?? I have my list, but maybe I am off base.? As I close for the morning, here are my questions:

  • Haven’t low interest rates boosted speculation and not the real economy?
  • We are looking at big deficits for the next seven years, but what happens when the flows from Social Security begin to reverse seven years out?? What is your long-term plan for the solvency of the United States?
  • We talk about a strong dollar policy, but we flood the rest of the world with dollar claims.? How can we have a strong dollar?
  • None of your policies has moved to reduce the culture of leverage.? How will you reduce total leverage in the US?
  • Why did you sacrifice public trust that the Treasury would be equitable, in order to bail out private entities at the holding company well?? People now believe that in a crisis, the government takes from the prudent to reward the foolish.? Why should the prudent back such a government?
  • If we had to do bailouts, why did we bail out financial holding companies, which are not systemically important, instead of their systemically critical subsidiaries?
  • We are discussing giving tools to regulators for the tighter management of the solvency of financials.? There were tools for managing solvency in the past that went unused.? Why should we believe the new “stronger” tools will be used when the older tools weren’t used to their full capacity?? (The banks push back hard.)

I doubt that I will get a chance to have those questions answered, but who knows?? From Quantcast, I know that some at the US Treasury and the Federal Reserve (I have my own set of questions there) read my blog regularly, so I leave it up to them ponder my questions, whether I ever get answers or not.

Seasonally Adjusting the Google Real Estate Index

Seasonally Adjusting the Google Real Estate Index

Barry did an interesting and short post on the Google Real Estate Index.? It measures the amount of search going on over real estate.? My question was: okay, are we over or under the trend at present, on a seasonally adjusted basis?

I decided to run a regression where each month would have a similar effect across years, and each year would have its own effect.? December 2009 was the baseline.? Here are the results:

Wow.? Very significant results.? As Barry said, “Go figure: Even the search pattern for Real Estate is highly seasonal;”? It’s not that surprising.? People don’t search in the fourth quarter, because they know the inflexibility derived from children and schools.? (Only 2% of the population homeschools and can act like turtles, taking their homes with them as they walk.? That said, homeschoolers don’t typically use that flexibility.)? But at the start of each calendar year, people look forward to the new year, and make new plans on real estate.

From the annual coefficients, there is also no surprise — 2005-2007 were great, 2008 was worse, and 2009 was horrible.

It should not them be surprising that with a 94% R-squared, that the following graph would be tight, actual versus expected:

But looking at the bottom, the purple line indicates when people have been more willing than normal to search for housing.? This is such a time — on the low end, from what I am seeing, many people are more interested in housing given the current lower prices.? Should we jump up and down about this?? Not sure, but it does point out what I have said recently, that housing on the low end has reached equilibrium with foreclosures.

Don’t get too excited by this, 2009 is still a bad year for real estate, but maybe a few things are starting to turn up.

PS — all of this assumes that search on Google has some correlation with actual intent to buy or sell real estate.? I think that is a reasonable assumption.

Risks, Not Risk

Risks, Not Risk

While at our last denominational meeting, I made the offer to the pastors of my denomination that if they needed investment advice, they could contact me for advice.? Out of eighty or so pastors that that could have asked for advice, one e-mailed me.? (The pastors and elders did elect me to the pension board, to help manage the relationships with the defined contribution fund managers.? I’ll do my best for them.) The pastor is young-ish, with a wife and six kids.? He had 60% invested in a broad bond fund which had a high exposure to investment grade corporates and high yield (and AAA CMBS), and 40% in a stable value fund. This is a redacted version of what I wrote to him:

You’ve been playing it conservatively.? At this point conservative is good.? If I were not tardy in responding to you (my apologies), I might have suggested taking a little more risk at the time when you wrote.

This is the way that I view asset allocation:? look at the risk factors in the investment markets, and look at the funding needs of the person or institution that owns the assets.? (I.e., so what are we saving for?)

Most people don’t save enough.? The $4000 per year is good, but most people need to put more of a buffer aside than that, whether in IRAs (for retirement) or in a taxable account (for emergencies, future coollege aid to children, etc.)? You have six little liabilities that may need some help starting out as they reach adulthood.? Consider saving more.

Now for the risk factors:

  • Equities — somewhat overvalued at present.? (US and foreign)
  • Credit — Investment grade credit is slightly overvalued, and high yield is overvalued.
  • Real Estate — the future stream of mortgage payments that need to be made is high relative to the present value of properties.? There will be more defaults, both in commercial and residential.
  • Yield Curve — Steep.? It is reasonable to lend long, so long as inflation does not take off.
  • Inflation — Low, but future inflation is probably underestimated.
  • Foreign currency — One of my rules of thumb is that when there is not much compensation offered for risk in the US, it is time to look abroad, particularly at foreign fixed income.
  • Commodities — the global economy is not running that hot now.? There will be pressures on resources in the future, but that seems to be a way off.
  • Volatility is underpriced — most have assumed a simple V-shaped rebound but there are a lot of problems left to solve.
What this leads me to is this: I don’t know all of the bond and stock funds you can use at present, though I will after the next pension board meeting.? The bond fund you are using was a great play over the last 9 months, but is probably overvalued now.? If there is a more conservative bond fund, you might want to shift some funds there.? If not, use the fixed fund.? I don’t think we have an international bond fund, or an inflation protected fund?available, but if we do I would add some there.

On a pullback in the stock markets, I would look to add some stock into the mix.? I would add some with the market 10% lower, and would add considerably with the market 30% lower.? If there are international stock funds, I would use them 30/70 with US funds.

Consider this a start of a discussion.? I’m not bullish on much right now.? This is a time to preserve capital, not make returns.? Let me know what you think, and sorry for being so slow to get back to you.

If I were talking to an institutional investor, I would have added illiquidity as a risk factor, which I think is fairly priced right now. I might have also added that I would be bullish on GSE-sponsored mortgage bonds and carefully selected CMBS.

Aside from that, I was pleasantly surprised in Barron’s to see Mark Taborsky of Pimco thinking about asset allocation the way I do.? There is no generic risk.? There are many risks.? Are you getting fair compensation for the risks that you are taking?? If not, invest in other risks, or if there are few risks worth taking, invest in cash, TIPS, or foreign fixed income.

Modern Portfolio Theory has done everyone a gross disservice.? It is not as if we can predict the future, but the use of historical values for average returns, standard deviations, and correlations lead us astray.? These figures are not stable in the intermediate term.? The past is not prologue, and unlike what Sallie Krawcheck said in Barron’s, asset allocation is not a free lunch.? With so many people following strategic asset allocation, assets have separated into two groups, safe and risky.

To this end, it is better to think in terms of risk factors rather than some generic formulation of risk.? Ask yourself, am I getting paid to bear this risk?? Look to the risks that offer the best compensation, and avoid those that offer little or negative compensation.
Financial Versus Real

Financial Versus Real

I wrote the following this morning for Finacorp clients:

“One of the keys to understanding the current environment is that there is a lot of financial liquidity, which obscures a lack of demand for products that are not staples. With unemployment so high, and perhaps worsening, it is difficult to invest in new plant and equipment, but easy to build up excess liquid assets as protection against further decay. It is also then easier to refinance debts, or buy high yielding debt, and clip a spread, hoping things don?t blow up again.”

Let me phrase it another way.? So the Fed comes in and offers cheap liquidity to financial institutions.? Does that mean the financial institutions will now offer loans to industrial corporations?? More of the loans will go to those that are buying “cheap” high yield debt, until the yields make no sense versus the bad default climate for companies that have issued high yield debt.

Most of what the Fed has done has been to raise? the prices of financial assets for now.? Unfortunately, the the Fed is not big enough to do that for most residential housing in America.? For those that have mortgages, sorry, half of you are under water, where under water is defined as higher than a 90% LTV.? Once sale costs are counted in, a 90% LTV is a close to a breakeven.

For the US government, together with the semi-independent Fed, it is relatively easy to lower interest rates, which percolates through the lowest risk sectors of the economy, so long as the dollar does not fall apart.

The Fed can manufacture financial speculation easily, but has a harder time encouraging investment in plant and equipment.? Much of that depends on the rest of the world.? There are no strong economies now, and most countries need to pay down debts.? Debt-based financial systems are more fragile than equity based systems.? Things may be weak for a while as we head back to an equity-based system.

Miscellaneous Notes

Miscellaneous Notes

When I wrote for RealMoney, I would sometimes do Columnist Conversation [CC] posts that would be entitled “Miscellaneous Notes,” or “Odds and Ends,” etc.? Occasionally my editor would chide me saying that I should be able to come up with better titles.? I don’t know; I have a wide vista of interests in investing.? It is hard to make me focus on a single issue for a long period of time.

So here are some miscellaneous notes.? It is my website, after all.

1) A recent comment on the piece On Vanilla Products😕 David, doesn’t Vanguard and Fidelity offer a low fee VA product using in house funds?? At some point I another low fee insurace offering was out there (under 50bps+fund fees) for no fee planners, but cannot remember the name for the life of me.? I think they worked with Rydex to grab traders assets.

I agree it’s a great way to retain sticky assets.

A dear friend of mine told me that Jackson National was offering such a product.? No jealousy from me; any product that I think should exist makes me grateful when it comes into existence.

2) A reader commented on the the piece, Recent Portfolio Actions: It sounds as if you’re more bearish now than in 2003.? Why?? It is doubtful that the Fed will remove liquidity any time soon.? While there may be headwinds in terms of value, the consumer, and real estate, the appetite for junk bonds keeps growing.? As long as that’s the case, the likely-to-become-insolvent crowd will be able to meet short-term payments, and asset bubbles could continue to grow.

That’s a very good question, and it is one that makes me wonder in the present environment.? The comparison should not be 2003, but 2001-2003.? It is rare for the fixed income market to have a V-shaped recovery.? More often than not, the recovery is a W, or a pair of Ws.

Also, in 2003, when I looked at the credit troubles remaining, there were few of them.? in 2009, there are a lot of them, in residential housing, in commercial real estate, in junk bonds, etc.? I don’t care about the current speculative wave; bear market rallies are sharp and severe.? Big as it is, I believe that we have experienced a humongous bear market rally.

3) Because I am a fan of James Grant, that does not mean that I have praise for him on his recent WSJ op-ed.? If you had said this 6-10 months ago, when I recommended buying junk bonds, I would be impressed.? But most of the rally has already happened, and bear markets often have multiple bottoms.? This bear market has only had one bottom, and there are many more defaults to come in this recession.

4) One reader said to me regarding this piece: David, I know what you mean.?? But I’m curious in this context about the role of absolute valuation strategies in what you recommend.?? Is it a) no role (relative valuation rules!), b) plays a role, but only within the 10% stretch band, c) matters, but one can always find a portfolio’s worth of low absolute valuation stuff (if one doesn’t worry about the implied adverse selection bias that when everything else is pricey, the cheap stuff is much more likely to be cheap for a good reason), or d) something else?

I don’t have a good answer here.? I use a blend of absolute and relative valuation criteria.? I would like to use absolute valuation all of the time, but that does not give enough opportunities.? I live in an era where the competition is much higher than it was for Ben Graham, or Warren Buffett, when he was starting his partnership.

I will say this, though: absolute valuation can be an excuse for investors that are not willing to do the digging necessary to unearth more complex values.

That said, I like to buy companies below 2x book, and below 14x earnings.? Multiplying them, as Graham did, most of my companies trade below 22.5x book times earnings.? That helps protect against companies that manipulate earnings or the balance sheet, if one relies on a joint criterion.? Behind that, I review the cash flow statement.? Clever companies can fuddle two of the three main statements; no one can fuddle all three.? Accounting fraud usually can be seen from the cash flow statement being less positive than the income statement.

Name Your Poison

Name Your Poison

Last night I wrote a longish post, and the system ate it.? Probably I had not established a firm connection with the server, and when I hit the publish button, it disappeared.? My main point was to ask where the limits were for all of the borrowing and spending? going on from the Treasury, and all of the lending going on with the Fed.

I have talked about this before in articles like It is Good to be the World?s Reserve Currency.? Both China and?OPEC have their political reasons for lending to the US, and those keep the dollar afloat for now.

I began last night’s doomed post by declaring to readers that they were part owners in the largest hedge fund (or CDO) in the world — the US Government.? Very distant from the founders’ designs, the government lends to private enterprises in a big way, clipping a spread, while still being exposed to default.

The US government has absorbed many private debts into the government’s debt in exchange for many private debt and equity claims.? Given that the government is clipping a spread, and borrowers are obtaining better terms than the market could give, could there be any problem?

Yes, there are several problems:

  • The federal credit is not infinite — dare we risk the survival of our government to rescue special interests?
  • The ability of the Fed to stretch the currency is not infinite — price inflation has not come yet, but when it does come, it will likely accelerate from all of the promises made.
  • There is some degree of favoritism in who gets funds.? The larger banking firms have been bailed out at their holding companies, which is a travesty, because only regulated subsidiaries are to be protected, not the interests of holding company stock and bondholders.? Small banks have been left to fail.
  • Private lenders who would lend at higher rates are getting cheated by the government, who has no business being a lender.? (Yes, I know, they have been doing it for decades, but that does not make it right.)
  • There is little ability for the government to know whether they are offering fair terms or not as far as the taxpayer is concerned.? What is the right tradeoff between offering more loans, and taxing the populace more?
  • The FDIC trades on the creditworthiness of the US.? They offer guarantees using the Federal credit, rather than surcharge the banks to make up for losses.? Letting banks lend to them at Treasury rates is clever to replenish the reserve funds, but what happens when there are more large defaults?? The hole will be deeper, and the climb out more challenging.
  • So long as the productive capacity of the US is not expanding, arguing about how it is financed is not a fruitful endeavor.

Leaving aside the mutual suicide pact of those that own a disproportionate amount of US Treasuries, the risks that exist stem from an over-indebted economy, and the inability of consumers to resume their role of excess consumption, with accumulation of debt.

Aside from that, should we have a resumption in the decline of housing prices, an acceleration in corporate defaults, or commercial mortgage defaults that affect the big banks, it doesn’t matter that the government is clipping an interest spread, because the losses will be worse.

As a final note, let’s watch the end of the Quantitative Easing from the Fed.? Together with the Treasury they already own over 30% of all 30-year GSE-conforming mortgages, if not more.? What?? Do we want the government to absorb every bad debt?? Where is the responsibility to those that contracted the loans, expecting profit or pleasure?

This will not end well. The only question is whether it ends in inflation or greater taxation.? Name your poison.

Redacted Version of the September FOMC Statement

Redacted Version of the September FOMC Statement

August 2009 September 2009 Comments
Information received since the Federal Open Market Committee met in June suggests that economic activity is leveling out. Information received since the Federal Open Market Committee met in August suggests that economic activity has picked up following its severe downturn. The FOMC thinks that the economy is growing.
Conditions in financial markets have improved further in recent weeks. Conditions in financial markets have improved further, and activity in the housing sector has increased. The FOMC thinks the residential housing market is improving.? The bond and stock markets are definitely better.
Household spending has continued to show signs of stabilizing but remains constrained by ongoing job losses, sluggish income growth, lower housing wealth, and tight credit. Household spending seems to be stabilizing, but remains constrained by ongoing job losses, sluggish income growth, lower housing wealth, and tight credit. Slightly more certainty that spending is stabilizing.
Businesses are still cutting back on fixed investment and staffing but are making progress in bringing inventory stocks into better alignment with sales. Businesses are still cutting back on fixed investment and staffing, though at a slower pace; they continue to make progress in bringing inventory stocks into better alignment with sales. Labor employment and capacity utilization are still falling, but less rapidly.? Inventory correction is still underway.
Although economic activity is likely to remain weak for a time, the Committee continues to anticipate that policy actions to stabilize financial markets and institutions, fiscal and monetary stimulus, and market forces will contribute to a gradual resumption of sustainable economic growth in a context of price stability. Although economic activity is likely to remain weak for a time, the Committee anticipates that policy actions to stabilize financial markets and institutions, fiscal and monetary stimulus, and market forces will support a strengthening of economic growth and a gradual return to higher levels of resource utilization in a context of price stability. The FOMC believes that current policy will strengthen an existing trend toward growth.
The prices of energy and other commodities have risen of late. However, substantial resource slack is likely to dampen cost pressures, and the Committee expects that inflation will remain subdued for some time. With substantial resource slack likely to continue to dampen cost pressures and with longer-term inflation expectations stable, the Committee expects that inflation will remain subdued for some time. Labor employment and capacity utilization are still falling, and the FOMC believes that that will contain inflation.? They also believe that expectations of inflation have stabilized.
In these circumstances, the Federal Reserve will employ all available tools to promote economic recovery and to preserve price stability. In these circumstances, the Federal Reserve will continue to employ a wide range of tools to promote economic recovery and to preserve price stability. They will no long use ?all available tools,? but instead ?a wide range of tools.?? They are looking at scaling back the range of quantitative easing.
The Committee will maintain the target range for the federal funds rate at 0 to 1/4 percent and continues to anticipate that economic conditions are likely to warrant exceptionally low levels of the federal funds rate for an extended period. The Committee will maintain the target range for the federal funds rate at 0 to 1/4 percent and continues to anticipate that economic conditions are likely to warrant exceptionally low levels of the federal funds rate for an extended period. No change.
As previously announced, to provide support to mortgage lending and housing markets and to improve overall conditions in private credit markets, the Federal Reserve will purchase a total of up to $1.25 trillion of agency mortgage-backed securities and up to $200 billion of agency debt by the end of the year. To provide support to mortgage lending and housing markets and to improve overall conditions in private credit markets, the Federal Reserve will purchase a total of $1.25?trillion of agency mortgage-backed securities and up to $200 billion of agency debt.? The Committee will gradually slow the pace of these purchases in order to promote a smooth transition in markets and anticipates that they will be executed by the end of the first quarter of 2010. No significant change.? This draws out the timing by one quarter ? perhaps they want flexibility to scale back if necessary.
In addition, the Federal Reserve is in the process of buying $300 billion of Treasury securities. To promote a smooth transition in markets as these purchases of Treasury securities are completed, the Committee has decided to gradually slow the pace of these transactions and anticipates that the full amount will be purchased by the end of October. As previously announced, the Federal Reserve?s purchases of $300?billion of Treasury securities will be completed by the end of October 2009. No big change.
The Committee will continue to evaluate the timing and overall amounts of its purchases of securities in light of the evolving economic outlook and conditions in financial markets. The Committee will continue to evaluate the timing and overall amounts of its purchases of securities in light of the evolving economic outlook and conditions in financial markets. No change.
The Federal Reserve is monitoring the size and composition of its balance sheet and will make adjustments to its credit and liquidity programs as warranted. The Federal Reserve is monitoring the size and composition of its balance sheet and will make adjustments to its credit and liquidity programs as warranted. No change.
Voting for the FOMC monetary policy action were: Ben S. Bernanke, Chairman; William C. Dudley, Vice Chairman; Elizabeth A. Duke; Charles L. Evans; Donald L. Kohn; Jeffrey M. Lacker; Dennis P. Lockhart; Daniel K. Tarullo; Kevin M. Warsh; and Janet L. Yellen. Voting for the FOMC monetary policy action were: Ben S. Bernanke, Chairman; William C. Dudley, Vice Chairman; Elizabeth A. Duke; Charles L. Evans; Donald L. Kohn; Jeffrey M. Lacker; Dennis P. Lockhart; Daniel K. Tarullo; Kevin M. Warsh; and Janet L. Yellen. No change.

PDF version with highlighting here.

Quick Hits:

  • The Fed is more bullish than I am.? I would be less certain about growth prospects.
  • I would also be wary of saying that residential housing is improving when the only improvement has? been transaction volume increasing on the low end.
  • In a global economy, I would not be so sanguine that price inflation can be kept under control through labor unemployment and low capacity utilization.? Remember the ’70s.
  • The Fed funds rate doesn’t mean anything at present.
  • They are looking at the end of quantitative easing, but are not yet considering the beginning of quantitative tightening.
  • There’s little policy difference between the August and September statements.? Maybe the FOMC will do less quantitative easing than they have stated, but that would surprise me.? They won’t stop easing until labor unemployment starts to decline significantly.
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.

Ten Notes on Risk in the Markets

Ten Notes on Risk in the Markets

1) Credit cycles tend to persist for more than just one year.? That is one reason why I am skeptical of the run in the high yield corporate bond market at present.? Sharp short moves are very unusual.? To use 2001-2003 as an example, we got faked out twice before the final rally commenced.? So, as I look at record high defaults after a significant rally, I am left uneasy.? Yes, defaults have been less than predicted, but defaults tend to persist for at least two years, and current yields for junk don’t reflect a second year of losses in my opinion.? S&P is still bearish on default rates.? I don’t know if I am that bearish, but I would expect at least one back-up in junk yields before this cycle ends.

2) Of course, there are bank loans in the same predicament.? Most bank loans are not listed as trading assets, so they get marked at par (full value) unless a default occurs.? Along with Commercial Real Estate loans, this remains an area of weakness for commercial banks.

3) Where should your asset allocation be?? Value Line is more bearish than at any time I can remember — though the last time they were more bearish was October 2000.? Good timing, that.

David Rosenberg favors high quality bonds over stocks in this environment, which is notable given the low yields.? For that bet to work out, deflation must persist.

One reason this still feels like a bear market is that there are still articles encouraging a lesser allocation to stocks.? Though one person disses the traditional 60/40 stocks/bonds mix, in an environment where complex asset allocations are getting punished, I find it to be quite reasonable.

4) Maybe demographics are another way to consider the market.? When there are more savers/investors vs. spenders, equity markets do better.? I’ve seen this analysis done in other forms.? So we buy Japan?? I’m not ready for that yet.

5) Illiquid assets require a premium return.? After the infallibility of the Harvard/Yale model, that rule is on display.? As their universities began to rely on their returns, even though there was little cash flowing from the investments, they did not realize that there would be bear markets.? Harvard and Yale may indeed have gotten a premium return versus equities.? It’s hard to say, the track record is so short.? One thing for certain, they did not understand the need for liquidity; a severe present scenario has revealed that need.? As such, investors in alternative investments are looking for more liquidity and transparency.

6)? There are limits to arbitrage.? As an example, consider long swap rates.? 30-year swap yields should not be less than Treasury yields — they are more risky, but do do the arbitrage, one would need a very strong balance sheet, with an ability to hold the trade for a few decades.

7) One thing that makes me skeptical about the present market is the lack of deployment of free cash flow in dividends or buybacks.? When managements are confident, we see that; managements are not yet confident.

8 ) I would be wary of buying into a distressed debt fund.? Yields have come down considerable on distressed debt, and I think there will bew better opportunities later.

9) It seems that the US Dollar, with its cheap source of funds for high quality borrowers, is attracting some degree of interest for borrowing in US Dollars in order to invest in other higher yielding currencies.? I’m not sure how long that will last, but many see the combination of a low interest rate and a potentially deteriorating currency as attractive to borrow in.

10) The difference between an investor and a gambler is that an investor bears risk existing in the economic system in order to earn a return, whereas the gambler adds risk to the economic system that would not have existed, aside from his behavior.

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.

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