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Monday, July 9, 2012

Macro-economic Trends And Safe Haven Investments

After several years of market swings, at times it can seem that searching for a safe haven investment might be the best choice. Managed accounts, such as many mutual funds, often with highly regarded firms and prominent names, failed to move to avert or minimize losses during the market downturn of 2008, and the sell-off of 2009. Even Money Market funds were not immune from failure, as dramatically shown with the Reserve Primary Fund “Breaking the Buck”. Money market funds seek to return a minimum net asset value of $1 for every $1 invested. In the 37 year history of such funds, only three funds ever broke the buck. The Reserve Primary Fund invested in asset backed commercial paper and U.S. Treasuries, though some of that asset backed commercial paper was issued by Lehman Brothers. When Lehman Brothers filed for bankruptcy on 15 September 2008, the Reserve Primary Fund had to write-down the debt owed by Lehman Brothers. This caused the fund to drop to 0.97¢ breaking the buck, forcing the fund to close. To this day, despite the Securities and Exchange Commission filing charges against the managers of that fund, former investors in the Reserve Primary Fund are still awaiting some form of compensation payment.


Since that supposedly Safe Haven investment downfall, the U.S. Treasury created an Exchange Stabilization Fund (ESF) as a form of insurance for Money Market Funds. Investors who have funds in a Money Market account are encouraged to see whether or not their Money Market holdings fall under this protection. The events in late September 2008 and early 2009 led to a short run on some money market funds, as investors sought to withdraw their holdings. Most money market funds at the time liquidated their commercial paper holdings in order to pay redemptions. Commercial paper loans have been used by many businesses and corporations to finance short term activity, often with new commercial paper being issued to partially pay previously issued commercial paper, rolling over short term debt. Since money market funds were the largest investors in commercial paper loans, the sudden increase in redemption demands caused a lock-up of the commercial paper financial market. Companies unable to roll over debt, and short on cash to pay maturing debt, found themselves in a severe liquidity crunch, unable to find short term funding at any reasonable rate.


During that time, and still to this year, Money Market Funds moved more towards purchasing U.S. Treasuries. The demand for U.S. Treasuries is still so high that the yield is now quite low. A look at the most issued note, the 10 year U.S. Treasury, indicates the yield has fallen to under 2% and recently less than 1.6%. If the value of the U.S. Dollar (USD) falls more relative to other currencies over the next ten years, then the real return would be negative. While U.S. Treasuries may seem a safe haven in uncertain times, the Federal Reserve through Operation Twist is complicating the ability to gain a positive return over time. The real return on Treasuries is now lower than the rate of inflation.


Operation Twist involves buying long dated Treasuries and selling short dated Treasuries, with the hoped affect of lowering long term interest rates, while raising short term interest rates. Buying more Treasuries lowers the yield, effectively reducing the interest paid over time. With the Fed Funds Rate now at 0.00% to 0.25% through at least 2014, selling more short term Treasuries should lower the price, which should increase short term yields. Unfortunately with Quantitative Easing 1 and 2 (QE1 and QE2), the Federal Reserve already bought short term Treasuries, which gave them an excess supply. The market knows this all too well, so the intended affect is not working, making the yield on 2 year Treasuries near 0%. Operation Twist was recently extended until the end of 2012, making U.S. Treasuries much less appealing investments.

Some considered QE1 and QE2 as money printing, and indeed there was an increase in money supply, but only a portion of it. Under our fractional-reserve system, when banks issue loans, new sums of money are created. Recall that the short term loan market essentially dried up, so when QE1 and QE2 were initiated, the affect was barely felt in markets. The USD should have been devalued by the actions of the Fed, yet the efforts of QE1 and QE2 barely changed the value. There was a more direct affect of exchange rates, as large investors sought returns in other countries. Demand for German Bunds, or other sovereign investments in Europe, created a demand for Euros (EUR) for a time, which lowered the value of the dollar (USD). Now with growing troubles in Europe, and politicians dragging their feet on creating real solutions, the demand is shifting the other direction, and the USD is gaining in strength. In the near term we may see the EUR drop more against the USD, possibly under 1.20. This can present a buying opportunity for investors wishing to initiate investments in large international corporations who happen to be headquartered in Europe. In the longer run, over the next several years, Europe will eventually solve some of their current issues, and nimble companies there will learn how to work around the feet-dragging to generate revenues.


We may indeed see QE3 and some form of that from the European Central Bank, though I think long term investors should not consider these possibilities with a high degree of certainty. The issue behind loose monetary policy is that eventually the excess money printing will need to be recovered, and the few tests we have seen of how that will be accomplished have not looked very promising. Ideally the rate of inflation would match the rates of population growth, so that the economy could expand at the rate that ensures price stability. History has proven that this has not been precise, and as we saw in the last bubble, central banks can get policies completely wrong, which prompts a reset of the economy. Places with slow population growth, or low immigration rates limiting population growth, have shown low economic growth over long periods of time. Japan has been locked in a slow growth cycle for over a decade, and is now facing deflation, despite numerous efforts by their central bank to loosen monetary policy. The United Stated and Europe should not ignore the policy decisions of Japan, or they will be more likely to repeat them. The result of these policies is that we now see more growth in emerging economies than in developed economies. This is likely to continue for quite some time into the future.

When we look at investment opportunities in emerging economies, we sometimes find what seems to be higher risk, through geopolitical uncertainty, and at times due to a lack of currency stability. People in emerging economies tend to want better food, and there is a need for more energy resources and raw materials. Sustainable growth can run for long periods of time, if governments remain somewhat stable and do well managing their resources. China and India have become great consumers of raw materials as they build infrastructure and become more urbanized. The places in the world that supply the energy and raw materials that allow China and India to grow at a fast pace, helps drive the economies where the oil, natural gas, and raw materials are located. Australia has a booming mining industry, which exports large amounts of iron ore and coal, mostly to China. This demand has driven the Australian economy and caused the Australian Dollar (AUD) to strengthen against other currencies. Brazil, with large mining resources and oil, is also experiencing a strong export driven economy. Chile, with some of the world's largest reserves of copper, and rich in easy to access lithium reserves, has started to grow at a faster pace, somewhat helped by a more stable government. Chile also holds large reserves of minerals useful for fertilizing crops, though they are somewhat matched by a more stable Canada in that regard. Much of South America is experiencing expansion, mechanization, and modernizing of farm lands, with exports of food and grains generating increasing revenues. Short of creating more bubbles in their economies, the United States and Europe are unlikely to see the growth that emerging economies are now enjoying.

There are also frontier economies, and some large multi-national corporations are setting up in those countries, with the hope that they will become the next emerging economies. Over the last few years I have watched a great increase in oil and natural gas exploration in west Africa, and greater mining activity in other inland areas of Africa. Many of these places are not completely stable, nor do they have established central monetary policy to create long term sustainable economies. These places are much higher risk as direct investments, though it is possible to lessen the geopolitical risk through investments in corporations now working to develop these areas. Offshore oil is probably the best example of that, as Middle East tensions are causing many of the oil majors to look at developing resources in other locations. Since oil is priced in USD in most of the world, the financial stability of local economies can have a negligible affect on operating in those parts of the world. Offshore oil development is a highly specialized realm, and difficult for emerging economies to operate on their own. Even Brazil, an emerging economy with a long history of oil production and exploration, still need outside technology and companies to provide the most profitable and efficient production.


Over a long investing time period, in an actively managed portfolio, we can look at macro-economic trends around the world, and position our investments to capitalize on future areas of growth. When calculating risk, we need to be flexible, and have some of our assets positioned for more stable and predictable returns. Maintaining a cash position is important for some of that flexibility, and that can be in money market funds, bond funds, or Treasuries. Since we know the Federal Reserve will continue Operation Twist through the end of 2012, direct investments in Treasuries are unlikely to provide good returns for now, though if we look at funds that buy Treasuries, we can be more flexible moving money in or out of those funds. With the establishment of the ESF to back money market funds, most of those are also a good choice to park cash. In our investments, it may be tempting to jump onto shares of the latest company to make the news, but a longer term investment plan, backed by research into companies with good future growth prospects, may provide better long term returns.


We would be lucky to get in at the bottom of the market, or take profits at the top of the market, so making a choice of the size of a holding, and buying near a low point, should be easier to attain goals than trying to hit exact high or low levels. One thing that can help longer term investors is to acquire shares of companies that pay solid dividends. At the moment companies that pay more than 2% dividend yield are outperforming 10 year Treasuries, while some companies are generating more than 4% annual dividend yields. There are other investments outside of bonds and equities that pay fixed returns, and may be a good choice in diversified portfolios. Given the recent bankruptcies in Jefferson County, Alabama, and Stockton, California, I suggest avoiding small municipal bond investments. Even the debt of some countries should not be considered as a safe haven, nor risk free, as witnessed in the forced write-down of over 75% of Greek debt. Moving some investments to fixed return provides one source of revenues that are easier to plan over time than simply relying upon profit taking from stocks.

In future articles in this newsletter, we will look more in depth at some of the macro-economic trends identified in this article. Investing is never without risk, so readers are encouraged to do their own research, check many sources of information, and determine the path of their investments. We hope the information we provide will be a launching point for that research, and point you towards the path of being an informed and successful investor.

Saturday, June 30, 2012

What Does Morgan Stanley Know???

Morgan Stanley predict a 5% to 8% decline in home prices between the fourth quarter of 2013 and the first quarter of 2014. What do they know? I think that they might be on to something.

They predict that retail home sales prices will fall 5% to 10%. They think that this has something to do with the feasibility of getting a mortgage along with the measures of affordability of our population.

Fannie Mae's economic research team put out a new report as well that predicts that home prices will reach bottom in 2013.

In Morgan Stanley's report they say that even thought there is a constant "household formation", the only choice that most households have is to rent. Even though there is demand for people to buy real estate, the inhibited mortgage credit availability is what is keeping people from buying. For investors, there is a high demand for rental properties because everyone needs a place to live. Think about it, if you can buy a rental property right now, rent it out and get over a 2% return on your money, then you are beating what the banks are giving you on any secured investment. Another option is to go to the stock market where your investment is collateralized with shares of a company that can go belly up any day, or you can buy commodities like Gold and hope that the price goes. The problem with commodities is that you don't get any monthly income, you only make money when you sell. In May, Bank of Americasaid the homeownership rate will normalize to 63% and remain there, pulled down by the continued flow of foreclosures. The national homeownership rate stood at 65.4% in the first quarter, falling 1% from a year earlier and 0.6% from the previous quarter, according to the U.S. Census Bureau.

“We are bullish on rental housing,” analysts at Morgan Stanely said. “In our view, the incremental demand for shelter will be largely met by rental housing. The homeownership rate, which has sharply declined over the last few years, is unlikely to revert to the highs attained during the middle of the last decade.”


http://sequ.com

Friday, March 2, 2012

Warren Buffett’s Investment Advice Is To Buy Houses


Warren Buffet was on CNBC a few days ago and he said that he would buy "a couple hundred thousand" single family homes if it were practical to do so.

Let's break down what it means to own a property right now in San Diego. First of all we need to look at the historic prices of houses here. Please see the Case-Shiller chart below of the HPI (House Pricing Index) from 2000 until 2010;



Unfortunately, I could not find a chart that was updated up to 2012 from 2000 but I did find this chart that just came out with Case-Shiller data that shows where the market has gone from 2005 and on.

As you can see, the prices have dipped since the middle of 2010. Right now, house prices are roughly the level that they were at in the middle of 2002. Many people think that if they buy a house right now, it's as if they bought it in 2002, but most people forget that interest rates in mid 2002 were at about 7% for a 30 year fixed. Our current interest rates are below 4% for a 30 year fixed or 40% less than 2002 rates. So if you buy a house to live in, it will cost you a little more than half the price it did then. What that translates to is almost half the mortgage payment. For someone buying a property to live in, this is great news.

If you are buying a property as an investment, right now is a great time as well. For the past decade we have seen a mere 1% increase per year in rent since 2002 (according to commerce statistics, adjusted for inflation). I believe that the rental market has been depressed because it was so easy to buy a property during the "boom" time of real estate, that is when vacancy rates went up in San Diego. When the "bust" of real estate came, we saw young adults not being able to afford to live on their own anymore and this kept the vacancy rates up. According to Peggy Alford, president of Rents.com, more than 1.2 million of them moved back with their parents from 2005 until 2010 and many others doubled up together. In order to curb the depressed demand for rentals, landlords had to provide rent concessions such as a period of free rent in order to win leases. Now that the economy has started its recovery, many of these young adults are starting to look for a place to live again as renters rather than owners. They have seen so many of their friends and family suffer from foreclosures and short sales. The memory of the heartache is fresh in their minds.

As good as this all sounds for the rental market, the predicament in which we find ourselves is that we are in the bottleneck in financing. If you are one of the select few that qualify for financing, you are able to take advantage of this situation. Here are a couple of examples of the deals that I have recently funded;

Studio Condo in West Point Loma
$71,000 - Purchase Price
$255 - Monthly HOA
$74 - Monthly Taxes and Insurance
$1,050 - Rent
---------------------------------------------
$721 - Monthly Positive Cash Flow
12.2% Return on Invested Funds

3 Unit Property in Lakeside
$156,000 - Purchase Price
$30,000 - Rehab Costs
$162 - Monthly Taxes & Insurance
$400 - Monthly Utilities
$2,875 - Monthly Rent
---------------------------------------------
$2,313 - Monthly Cash Flow
14.5% Return on Invested Funds

These are the two best examples of great cash flow properties. Although these were purchased with cash, if one were to get financing on these properties, the return would increase.

http://sequ.com

Thursday, March 1, 2012

Completed La Mesa Flip

Hello All,

Here is the completed flip that was purchased in November

You can see the link to the original post here;

http://pfllc.blogspot.com/2011/10/new-flip-in-la-mesa.html

As you can see the property looks vastly different now then it did before. The original plan was to build a bedroom and bathroom onto the property in order to really increase the value and when the borrower was in the process of getting permits, he decided that it was more trouble than it was worth. Unfortunately, for the borrower, there was some wasted time while he was attempting to get permits for this property and was paying interest during that time.








http://sequ.com

Thursday, December 1, 2011

Completed Rehab in Spring Valley

If you are reader of my blog, you will know that our main business is hard money. When I do a hard money loan, I am always thinking of the worst case scenario; that one of my clients is not going to finish the job and I'm going to have to complete the rehab in order to sell the property or rent it out.

I think that everybody needs to put their money where their mouth is so what I decided to do is to buy a distressed property and do a rehab project myself from A-Z. Here is the deal that I put together;

$262,000 - Purchase Price
$49,258.25 - Construction Costs
$449,000 - List Price


The property is a 2,642 square foot single family home. This house consists of 5 bedrooms, 3 bathrooms and an office/optional bedroom. The property was built in 1997 but was very abused since it was built. This lot is zoned RS4 meaning it is zoned for four units. The house has a detached garage that has been converted into a 2 bedroom 1 bath house that can be easily converted back into a garage. This property has an incredible 270 degree view as well.

This property sits on a 55,000 square foot lot (1.27 acres). Most of the time when I see that there is a property with such a large lot, the case is that the lot is not buildable. This particular lot is graded and sits below grade of this house. In theory, if you were to build another house on that lot, you would not be side by side with your neighbors. I like these types of properties because the buyer has the opportunity to possibly subdivide in the future and either build another house or sell the lot. The lot that is attached to this house would sell for $50,000 right now but much more in the good times. This is a potential retirement plan for the person that decides to buy this house.

Here are some pictures of the completed product;
















http://sequ.com

Sunday, October 23, 2011

New Flip in La Mesa

Here is a new project that is about to receive funding. The rehabber is buying this house as a short sale. He is utilizing leverage from me in the form of a hard money loan.

This property is currently a 2 bedroom 1 bath house. The rehabber is planning to add a master suit and bedroom to this house. Making it about 1,300 square feet when it's done.

The purchase price is about $175,000 and I am doing thew hard money loan at about 80% of the purchase price or $140,000. The rehab is should cost approximately $50,000 and will take about 4 months. I estimate that this property should sell for about $330,000 when it's done.

There is one thing that I really like about this property that does not show on paper but I'm sure will show on the MLS when the property goes for sale. This particular property is zoned for 3 units. I like these types of value adds because it give the perspective buyer an opportunity to make money on the back end. When someone buys this house, they will know that in the future they will be bale to do more with this property. These days no one know what is going on with their retirement plans or pensions, properties like this give the buyer an alternate source of future income.

Take a look at these picture of the before;








Monday, October 17, 2011

I Survived Real Estate 2011 - Appraisal Issues

Last Friday I had the pleasure of attending the "I Survived Real Estate 2011" meeting that was organised by Bruce Norris.

First of all, I have to say that Bruce Noris and his team really do a great job of putting together information and asking the questions that everyone has on their mind. Bruce Norris has a hard money company that is in Irvine that does a lot of the loans that I do, they also have a loan program that they extended to the public where they give loans for 8 years at a lower interest rate with higher points (kind of the opposite of what I do). Even so, at any event that I go to where Bruce speaks, he never pushes his product and I must really commend him for that.

The reason for this blog post is to address a certain topic that was barely touched on by Shaun O'Toole from ForeclosureRadar.com (great site for anyone that is interested in learning about trends of foreclosures or looking to buy properties at the auctions). At the end of the whole evening when the panelists were asked about what they would like to see happen in real estate this upcoming year, Shaun stated that the whole appraisal process is completely screwed up and I agree with him. He stated that if you go into a market where there are no comparables for an appraiser to pick out, they pick the closest comps that they can get and a lot of times the values don't make sense. His idea was to comp out properties not by other sales but by the cash flow that they produce. If you can make sure that the property cash flows with the market rent, then you can decipher the value from the rent that the property will produce. I don't necessarily agree with him on the whole idea but if someone is willing to buy a property based on the cash flow at a certain price, there should be some sort of variance that you can have on the appraised value.

I was just affected by this issue on a certain multiple unit property that I was selling. We went through the whole inspection, appraisal and walk through process and the buyer was completely satisfied with the sale. When the appraisal came back, it came back lower than the sales price and it put a hitch in our sale. Now this property is superior to any comp that the appraiser had on the appraisal report but because there was a value discrepancy according to some HACK appraiser, the buyer was thinking to back out of the sale.

The buyer was agreeable on the sales price based on the market rents of the units and the cap rate until the appraisal came in. This particular property was completely superior to other multi-unit properties in the area yet the appraiser could not bring the value up. There should be a 2% variance on the allowable discrepancy between the appraised value and the purchase price. When you go to buy a car, the loan company has an allowable 20% variance on the purchase price and that is just on a car. When you are buying a property that is in some cases close to a million dollars, you can't stretch even $10,000. This is ridiculous.

If the case is that the appraiser knows EXACTLY what properties are worth what do you need real estate agents for? Why doesn't someone that is selling a property just get an appraisal and put that appraisal in the classified section? The seller can save 5-6% on commissions that way and there is no second guessing what the property will appraise at.

The other problem is that if a bank orders an appraisal, they are held to the  "Home Valuation Code of Conduct" or HVCC. According to HVCC the bank must use a third party company that will order the appraisal for the bank. The bank can not contact the appraiser directly as well as anyone else that is in the transaction. The company that is responsible for picking the appraiser only have a certain amount of choices to pick from (appraisers that have signed up with them). Most of these companies will not give the same appraiser more business than the others so what they do is switch appraisers that they send requests to so that everyone gets their fair share (kind of like communism). What ends up happening in many cases is they pick appraisers that are not from the area to appraise properties. If you are sticking with the current appraisal system, this presents a problem because it's really easy to overlook the railroad tracks that the appraiser is crossing.

In my business, this is not a big deal because most of it is hard money loans but I feel bad for my clients that are rehabbing properties because they are at the mercy of this royalty that we call appraisers.

Thank you for lending me your ear, or rather your eyes, and entertaining an issue that I'm sure many of you have run into.

I would lime to thank Michael Khunis for lending me some ideas for this post.

Sunday, October 16, 2011

Completed Casita

Now I have been using the word "casita" very liberally for this particular property. According to dictionary.com this is the formal definition; 

Casita - A small cude dwelling forming part of a shantytown inhabited by Mexican laborers in the southwestern U.S.

WOW was I incorrect for calling this thing a casita all this time!!!! 

This is a really attractive 570 square foot craftsman style house that is located in Normal Heights. This thing was very unattractive when I went to make the loan. It was in desperate need of repair, especially the foundation. 

Here you can see my previous post for this thing; 


The property is in escrow now and it looks great. This thing is really charming and will be a great purchase for the next people that plan to live in it. 

Take a look at the after pictures, the rehabers really did a great job fixing this property. 











Wednesday, October 12, 2011

Completed Flip in La Mesa

A few months ago we took on a project to flip ourselves. Although I am in the hard money business and don't really take on many flips, when a "home run" property comes up, I can't help myself but to latch on to it (this was one of those deals).

The property was purchased for about $370,000, we put about $70,000 or work into this place. The property went on the market for $650,000 about a month ago and is in escrow now. 

I'm going to keep this blog posting short because the last one about this property was fairly long winded. 

Please see the completed pictures below;