Investing in Foreclosures is not Easy or Safe

August 9, 2010 by · Leave a Comment 

Winning Bid on Mortgage Buys Family Heartache

Or

How Not to Invest In Foreclosures

http://articles.sfgate.com/2010-08-02/news/22007162_1_foreclosure-auction-courthouse-sale-second-mortgage

Roberta and Randall Strand took $97,606 out of their paid-off house to buy a foreclosed home at a courthouse auction. Five months later, they found out they actually bought the second mortgage, and that the bank planned to foreclose on the first mortgage, leaving them out in the cold.

The family received and recorded a “trustee’s deed upon sale” in November 2009, shortly after the auction, without realizing that they had bought a second mortgage. They showed a locksmith this deed to have the house’s locks changed, which they said the auctioneer had suggested. The Strands’ daughter, Hayley Strand, and her fiance, Bryan Janbay, moved into the house, about a mile from her parents in the Santa Cruz County town of Boulder Creek.

They spent more than six weeks and $13,000 fixing up the house, which they described as in terrible shape with broken windows and no plumbing, light fixtures or appliances.

“They were born and raised here, and we bought the house to keep them close,” Roberta Strand said. “The plan was that we would float them the cash for the home, then they would get their own mortgage and pay us back.”

In April 2010, a notice was posted on the home’s front door that it would soon be auctioned at a courthouse sale – just like the one where the Strands had bid.

“Apparently, unbeknownst to us, Wachovia sold us a worthless second mortgage that was part of a piggyback loan made to the” previous owners, Roberta Strand said. “Both loans were originated, signed and recorded on the same date. Rather than foreclose on both loans at the same time, Wachovia chose to foreclose, market and sell the worthless junior lien, purporting it to be the real property, which is what we purchased.”

Wells Fargo, which owns Wachovia, said in a statement: “We believe the foreclosure auction of the property on which the Strand family bid was done correctly, and are confident the legal resolution to this matter will bear that out.”

How could such a situation happen?

Courthouse-step auctions, also called trustee’s sales, are the final step of the foreclosure process in California. Homes sold at these auctions carry no guarantees on their condition or title. The vast majority revert to lenders. A handful are sold to outside investors, who must pay cash, and must accept the property as is.

Jason Menke, a spokesman for Wells, said: “When these properties are sold at auction, they’re without covenant or warranty. It’s the responsibility of the person bidding at auction to fully understand exactly what they are bidding on and what the implications are. Bidding on property at foreclosure auction is a very different process from a standard home purchase.”

The Strands found the house on RealtyTrac, a subscription website that lists foreclosure actions filed with the county. They drove by and looked in the windows. They thought the house was probably worth about $200,000. (This month Santa Cruz assessed the home for tax purposes at $200,000.)

Didn’t getting it for half price raise any red flags?

“We thought, this is a good deal, but didn’t think it was a great deal,” Roberta said. “The house was a mess.”

Did they think they had clear title?

“It didn’t occur to me that a bank could auction off a worthless piece of paper,” Roberta said. She looked up the property’s records at the courthouse. Since both loans were recorded at the same time and date, she mistakenly thought it was a single loan.

Why would a bank sell a second mortgage that may have no value?

While Wells declined to directly answer this question, its legal filings in this case said California law adds a 90-day delay to the foreclosure process for first mortgages. Second mortgages can be foreclosed upon more quickly, which presumably is what happened in this case. Wells had to offer the second mortgage in a courthouse-step auction because California requires that as part of the foreclosure process.

The few investors who do bid at courthouse auctions generally are sophisticated enough to research outstanding liens. If no one bids – as happens more than 90 percent of the time – the loan automatically reverts to the lender.

It would be a rare investor nowadays who would bid on a junior lien, so the expected outcome would have been the loan going back to the lender.

A second mortgage could have value if a home were worth more than the two mortgages. For instance, if a million-dollar home had a first mortgage of $500,000 and a second mortgage of $200,000, the second lien would have value. However, in today’s market when many homes are underwater – worth less than the loan amount – it would be highly unusual to find a second mortgage at a foreclosure auction that was worth anything.

Side Deals Outside of the Escrow are ILLEGAL

May 3, 2010 by · Leave a Comment 

A fellow agent and blogger, Jeremy Brandt, was contacted by an experienced real estate agent in our network who negotiates many short sales. She had recorded a conversation between her and a supervisor in the loss-mitigation department at a major national lender, who she felt was trying to get her to do something illegal. The agent was right, the following conversation is encouraging something highly illegal. And yet it was/is being done by some agents to close a deal. But the angent has no defense when it comes time for the court case later. This is an extremely frustrating scenario that is akin to giving kickbacks to government officials to get them to approve something. This is NOT to say that this money is going to the individual and not the bank though. I would think it does actually go to the bank (I would think…) But since it’s outside of escrow, it’s not actually officially reported to anyone.

Here is the audio of that recording, along with the transcript. The names have been removed at the request of the agent to prevent backlash from the bank.

Listen: Recorded Short Sale Conversation with Bank Supervisor

AGENT: OK, so the only way to settle with *LENDER* then is to get money from somebody else and pay it prior to – that’s what *LENDER-EMPLOYEE* suggested – pay it prior to close of escrow, outside of…. <unintelligible> Pardon me?

LENDER: That is something you can do.

AGENT: Pay it outside of escrow, off the HUD, prior to close.

LENDER: Right, that’s something you could do.

AGENT: And is that something you guys do regularly or you see people doing?

LENDER: Yes, that happens – we have people that send us money outside if they need approval letters <unintelligible> from the first, and once we receive the additional funds, the approval letter can be sent for what the first actually offered – so it happens.

AGENT: OK and what about the fact that the first says that, no more than you know, a certain percent is to go to the second?

LENDER: OK, if the first… Here’s the thing, if you’re asking what this is about – the first is saying “well here’s what I’m going to allow” and the first is saying “this is what we’re willing to pay out.” If there’s a contribution, if you don’t want to be able to come up with the additional that we’re asking for – the first has already gave their approval on what they’re doing – what someone just comes up with has nothing to do with the first.

AGENT: Even if on this letter it says that “the second is not to receive any more than a certain amount”?

LENDER: The first can not dictate what we receive. The first is saying what they are only going to allow. That’s the amount that they’re allowing to us. If someone out there – the buyer – or a family member puts more money and says here’s what I want to give for you because here’s the additionally requested funds – that has nothing to do with the first.
You’re not asking the first to come out of their pocket any extra than what they are willing to give. So that that’s not any information that might have to be required on the HUD.
Hold on one second please. <long pause>

LENDER: So I need to have the information – you’ve had the opportunity to go over this with *LENDER-EMPLOYEE* – did he explain all this to you on how this takes place?

AGENT: Well he does but I’m having a tough time, ******, I’m licensed and everybody else…

LENDER: It’s not illegal; it’s not a hard thing, this thing that has happened. The information that you’ve actually received from us – we’re actually trying to help you get this deal closed. If you choose to go back and tell the first what’s going on – you’re going to kill the deal.
So what actually happens prior to closing has nothing to do with the first. What happens at closing – that is information you can provide to them. If you are able to come up with additional funds not to get this deal closed prior to closing, then that’s fine – that’s irrelevant for the first. If you go ahead and you want to let the first know “well, here’s all the information that I have – here’s what’s going on” you will be the one to actually kill this deal. I’m trying to actually give you a way to go about getting this resolved. If you take our suggestion – you take the information that *LENDER-EMPLOYEE* has given you – you can have this done.
If not, then you know, those guys are going to foreclose on it and it’s a done deal. But it’s not like we’re holding up this process.

AGENT: Well, what about the form that the buyer’s lender puts out that there are – that everybody has to sign that says there are no side deals? <long pause>
I mean that… How do I get around that?

LENDER: What you need to take care of actually is not going to be a problem. What they submit to us – there is $****** they are giving us – the only thing you have to worry about – I mean it sounds like you’re scared that you’re going to be fined for something because you are doing something you are not supposed to. This is what we do all day.

AGENT: Well yes, I don’t want to lose my license, go to jail, I mean, I have to sign…

LENDER: You’re not going to lose your license – we have plenty of realtors who do this, who actually understand how this whole process goes – and they realize that OK, if I want to get this done, this will take place. Nobody’s losing their license and nobody’s going to jail, nobody’s receiving a fine…
So and here’s the thing too, I’ll be really honest with you, if you are uncomfortable about working it, you can probably assign it over to someone else, where they would be able to do this – if it makes you feel that uncomfortable – you should probably just assign it over to someone else. Someone who’s actually been able you know – who’s done this before, who’s more familiar with it.
Not to be disrespectful or rude to you or anything like that, but we deal with this every day all the time, this is not something out of the norm. But if you feel like you are doing something that’s against your morals, please assign it to someone else who’s been able to do deals like this so they can get it done, and you can have a happy buyer and a happy seller.

AGENT: Well, how do I get, I mean what’s the logic or if I could understand – when I’m signing a paper put out by FHA that says there are no side deals – this is a side deal.

LENDER: This is a contribution. <long pause> You guys are able to come up with money in order to get this deal closed.

AGENT: OK

LENDER: OK. So the offer that we have it still stands – you can call *LENDER-EMPLOYEE* back and let him know if, what you’re going to do, and if you guys foreclose, we understand. If you’re not comfortable with this – go ahead and assign it over to someone else.

AGENT: <sigh> OK, well thank you for your time.

LENDER: No Problem

Only my best,

Alan Kauth
Intero Real Estate Services
AForeclosureAlternative.com
FieldOurDreams.com

Richard Koo: Debts, Deficits, and Global Financial Stability

April 11, 2010 by · Leave a Comment 

Richard Koo reflecting on the Japanese economic situation and our own.



Richard Koo reflecting on how we’re following on the same lost decades path as Japan. And for many reasons this is merely a repeat of what Japan has tried and has failed.


Balance Sheet Recession: Japan’s Struggle with Uncharted Economics and its Global Implications – Richard Koo via John Wiley & Sons.

The book sets out a theoretical explanation for the demise of Japan in the 1990s. At the time, there were two conflicting theories about why Japan went into economic decline in the 1990s. First, the neo-liberal supply-side argument claimed that Japanese institutions (banking, industry etc) were necrotic and required substantial microeconomic reform – privatization, deregulation and elimination of bureaucratic interference.

Second, demand-side explanations argued that there was a need for expanded public works spending to overcome the severe spending gap that emerged from the rising saving desires of the private sector. Some demand-side theories were not opposed to the micro reform agenda proposed but said that the urgency was for fiscal and monetary expansion.

Koo’s balance sheet recession idea is somewhat different again. He argues that the structural rigidities in Japan were present during the strong growth period and did not just emerge in the 1990s.

Koo prefers to focus on the debt build up that began in the 1970s and accelerated during the 1980s. The asset price boom that was fueled by the debt accumulation (primarily tied to land) was ultimately terminated by contractionary Bank of Japan monetary policy. The subsequent crash in asset values and the resulting balance sheet adjustments that followed give rise to the term – “balance sheet recession”.

Koo says that during this process of balance sheet restructuring the priority is to pay off debt rather than pursue profit. In turn, this suppresses aggregate demand as investment plunges. The downturn reinforces the pessimism and credit-worthy borrowers dry up and bankruptcies rise. The circuit breaker has to be fiscal policy because the economy gets caught in a liquidity trap.

The following diagram is taken from his 2003 book named above. It is essentially an expanded circular flow model used in introductory text books to show the relationship between income and expenditure and output. The flow diagram captures the basis of his balance sheet recession concept.

Koo Balance Sheet Recession

Koo Balance Sheet Recession




This  is the sequence of events captured in the above diagram:

  • The private sector builds up massive debt levels to buy property and speculative assets.  (This also occurred during the late 1800′s with speculation on the railroads.))
  • The asset prices rise as demand rises but then eventually the bubble bursts and the private sector is left with declining wealth but huge debt.
  • The private sector then start restructuring their balance sheets – and stop borrowing – no matter how low interest rates go.
  • All effort is devoted to paying back debt (de-leveraging) and households increase their saving and reduced spending because they become pessimistic about the future.
  • A credit crunch emerges – not because there is enough funds but because banks cannot find credit-worthy borrowers to lend to.
  • Attempts at pumping liquidity into the banks will fail because they are not reserve-constrained. They are not lending because no-one worthy wants to borrow.
  • The faltering spending causes the macroeconomy to melt.
  • With this private contraction (reducing debt, saving) the only way out of the “balance sheet recession” is via public sector deficit spending.

GDP growth in Japan has been very low for the last 15 years and neo-liberals argue that this is evidence that the deficits were wasteful.  But Koo says that the only thing keeping the economy from falling into a deep depression was the deficits. His work categorically shows that when the neo-liberal lobby started to gain traction and government net spending was reduced the Japanese economy went backwards again. But interestingly, these attempted cut-backs only increased the deficits – via the automatic stabilizers.

But don’t get the idea that Koo is a Keynesian although both advocated using fiscal policy to stimulate aggregate demand. and to thus ensure that production capacity is fully utilised. The difference though is in how they understand a recession. In the General Theory, Keynes argued that recession originated from a decline in investment driven by pessimistic profit expectations by business. The pessimism promotes an saving and aggregate demand drops.

However, Koo sees the private sector using loose credit to underwrite expansion of spending which results in the increased precariousness of private balance sheets. The reaction to this credit binge is that the private sector starts to save more and will not borrow even though interest rates are low. So monetary policy will not stimulate investment.

It’s my personal observation that debt and speculation is not the problem, but merely a symptom of the actual mechanism.  I’ll publish that mechanism in future posts.

For the most part, this current environment was predictable 20 years ago and should have been allowed to happen in the mid 1990′s.   It’s my belief that we’re in an analogous situation to the late 1800′s depressions.  However, I’m not sure of the changes in the taxing mechanisms they had at that time.

Since there were no income taxes as that time,  there is no history to look at for the current debt induced depression where consumers’ ability to save to pay off the debt will be severely bled by an increase immense increase in taxes.   In California alone, the pension systems for the state are shy $500 Billion and that number is the floor to the deficit, not the ceiling.

Past performance is no indication of future returns especially when more and more retirees are going to draw from the system:

“In 1999 California passed Senate Bill 400 (SB400), substantially raising benefit factors and lowering retirement ages for public employees (see Table 3). Based on a National Institute on Retirement Security report, average monthly public pension benefits in California were $2,008 in 2006, the eighth highest nationwide.”

Now that $2,008 monthly benefit does not factor in additional healthcare benefits which cost a lot and are also provided as benefits.  Just do the quick math, let us assume someone retires at 55 and lives to 85 and receives that $2,008 monthly benefit:

$2,008 x 12 = $48,192 x 30 = $1,445,760 in total paid out

We are also assuming no COLA adjustments which some of these plans have.  We aren’t adding the added healthcare cost which an older retiree will be using up.  Something tells me that a state worker did not even come close to putting in $1.4 million over their working career.  And you wonder why these pension funds combined are projected to have a $500 billion shortfall?  And good luck if the stock market turns lower or simply remains stagnant for years.  California is only one example of many.  For cities their are police and firemen which can draw the same type of retirement after only 20 years of service and they get  90% of their pay.  I’m guessing that’s a whole lot more than $2,000 a month.

There has been money set aside for pensions, but the returns are nowhere near what they need to be to adequately pay out the projected funds they’ll need to pay out. Needless to say, we’ll have some interesting times ahead when people realize that there this in no money for pensions.

Calpers Return

Calpers Annual Returns




Only my best,

Alan

Looks Like Interest Rates Bottomed

April 6, 2010 by · Leave a Comment 

Refinancing activity is starting to slow as expected with a minor rising of interest rates. This rising of rates will further dampen real estate demand and affordability. Unless the government starts to stimulate demand by repurchasing debt (unlikely since they just finished an extended segment of doing that) it looks like interest rates will only have one way to go. UP…

click image for larger image

MBA Refinancing Rates and Treasury Rates

MBA Refinancing Rates and Treasury Rates




There are going to be a couple of pressures coming that will moderate any real recovery of consumer consumption which in turn would drive the expansion of jobs due to increased demand. More job means more demand for real estate and a stabilizing of prices. No new jobs, no new demand. No stabilization.

It’s inevitable that taxes going to the government are going to increase and skyrocket is probably a better term. It’s no secret that state and city coffers are empty. In fact, when you take into account pensions that will be due, the local governments are literally bankrupt. On the eve of millions of baby boomers set to start to draw their government pensions, it turns out that those pension funds are seriously underfunded. That money has to come from somewhere.

Knowing that history has a funny way of repeating itself, I studied what happened to tax rates during the Great Depression. As I suspected they jumped significantly. Tax rates went up to marginal rates as high as 97%. I don’t think you’ll see quite that level here, certainly not right away anyway; but they will certainly be much higher before too long as the money runs out. This a problem because people are also going to be involved in the pay-down of the most massive run up of debt in US history. Well the most massive run-up in debt in 150 years, I haven’t gone any farther back than that.

click for larger image

US Debt to GDP

US Debt to GDP




This chart is a representation of debt on one level but is symptomatic of debt levels on many parallel levels in America (and much of the Western World for that matter). As people scramble to pay down debt, their ability to quickly pay down that debt is going to be hamstrung. Money that would be used to pay down debt is going to be bled off to pay higher taxes and tax rates that simply don’t exist today. Instead of paying down debt to increase the ability to buy new goods, consumers will be paying for people’s retirements.

What makes the enormous current debt levels a bit scary, and I had not thought of this until I had a conversation with a great real estate economist and real estate market timer the other day and we discovered it together, is that the Debt to GDP spike during the Great Depression was slightly exaggerated and that made what is happening now even worse. Even though I’d seen this chart many times and knew it was “bad”, I hadn’t really thought about the underlying assumptions to the chart.

But I did the moment Robert showed the above chart and I told him the above chart is a bit misleading. GDP fell by 25% during the Great Depression so the Debt to GDP level spiked by 1/3 even though debt probably itself probably did not change significantly. That period is the closest comparison to the current debt problem that we have now. (Though I’ve got other charts going back to the late 1800s and the “Long Depression” in the late 1800′s showed a similar spike – just not as pronounced. For the record, I believe we’re going through an economic cycle similar to the “Long ‘Depression”.)

Robert’s revelation was that what I was pointing out was correct and that I was right that it made what was happening now even worse. What was happening now was even worse since if in a similar manner we were to have a similar drop in GDP, that our Debt to GDP ratio would spike even higher from already crazy levels. From a 300% level to, say, a 500% level just as it spiked during the great depression. That would clearly be unsustainable. So the current spike in debt seen above would become even more distinct. I didn’t actually get that far in the thought and he was giving me credit while also putting words in my mouth, but what he was saying (I was saying) was correct. If we see any significant drop in GDP (and I’m guessing we will as tax rates rise) then the current debt to GDP really spikes. And so does all of our other debt to disposable income levels. They go from barely sustainable to insurmountable with likely defaults across the board.

To top it off, interest rates start to rise – or even worse – spike at the same time, our debt becomes unsustainable on so many levels.

I’m still an optimist, however, that we’ll “figure it out”. Clearly we have some significant troubles ahead of us, but we now have the ability to collaborate and harness our brains together to in ways we never anticipated to create new solutions that could not even be dreamed of 30 years ago. Conversations can move around the world at nearly the speed of thought these days. We will create some amazing things over the next few years that will be needed to solve some amazing problems. That’s one of the reasons that much like we present “reality” to the real estate world in this blog, we also present “reality” in our sister blog, FieldOurDreams.com

Only our best,

Alan

Fannie Mae Bars Foreclosure Actions in the Name of MERS

April 2, 2010 by · Leave a Comment 

Carrie Bay DSNews.com

In new policy guidelines released this week, Fannie Mae told servicers that they can no longer name MERS as the plaintiff in any foreclosure action, whether judicial or non-judicial, on a mortgage loan owned or securitized by the GSE.

MERS is widely used by the industry to keep track of the servicing rights on home loans. In fact, the top 100 mortgage originators and servicers employ the system. Its repository includes information on over 60 million home loans electronically registered by lenders.
MERS was created to be a paperless property registry to facilitate the quick transfer of mortgages between lenders and the inclusion of the loans in mortgage-backed securities, and in certain jurisdictions, MERS has the authority to initiate foreclosures on properties listed in its registry.

MERS is often designated as the “mortgagee of record” as a nominee of the actual mortgage holder. The service was designed to get around the slow and clumsy process of recording deeds at a county registrar and is similar to a broker serving as stockholder of record for a client.

But the system has become the centerpiece of a number of lawsuits, with foreclosed homeowners challenging the naming of the electronic system as mortgagee.

Fannie Mae stated in its new servicing guidelines that when MERS is listed as the mortgagee of record, the servicer must prepare a mortgage assignment transferring the position from MERS back to the servicer, and then bring the foreclosure in its own name.
In the event that the GSE requires the foreclosure be brought in the name of Fannie Mae, the servicer must conduct that transfer assignment as well. In all cases, the assignment from MERS to the servicer or Fannie Mae must be recorded before the foreclosure begins.

“Fannie Mae will not reimburse the servicer for any expense incurred in preparing or recording an assignment of the mortgage loan from MERS to the servicer or to Fannie Mae,” the guidelines read.

Since 2006, Fannie Mae has required servicers to file foreclosure actions in their own name in judicial states where proceedings take place in the courtroom, such as Florida, Illinois, and New York.

Beginning May 1, 2010, Fannie is adding that same stipulation to foreclosure petitions in non-judicial states, such as California, Massachusetts, and Texas, which allow lenders to foreclose without involving the courts.

See the new GSE guidelines here: https://www.efanniemae.com/sf/guides/ssg/annltrs/pdf/2010/svc1005.pdf

Residential Investment is NOT Going to be Contributing to This Recovery

March 29, 2010 by · Leave a Comment 

The BEA released an update to the Residential Investment tables for Q4. The following graph uses the updated data for Residential Investment through Q4, and an estimate for Q1 based on housing data through February (a 10% annualized decline in residential investment).

The following graph shows total Residential Investment and single-family structures stated as a percent of GDP.


Click on the graph for full sized image

Residential Investment Percent of GDP

Residential Investment as Percent of GDP


Usually RI as percent of GDP is declining before a recession, and climbs sharply coming out of a recession. As a result Residential investment (RI) is one of the best leading indicators for the economy.

Back in 2001, the mechanics of the 2001 recession was different because it was a business led recession. This time however, Residential Investment isn’t rising significantly, it is moving sideways. This is because we’re most likely fully immersed in a secular depression much like we were in the mid 1870′s. Many of the mechanics are the same. High debt, post speculative bubble, and excess capacity due to new technologies that displaced many jobs. (We also have offshore outsourcing which we didn’t have back then.)

The reason Residential Investment is moving sideways is because of the huge overhang of millions of existing housing units (both single family and rental units).

Excess Inventory Units for Sale


As a result, one of the primary or at least significant engines of the recovery – residential investment – isn’t contributing this time and is not likely to be contributing in the very near future. In addition, there is a phenomenon where “the kids” are moving back home with “mom and dad” to save money and that is even further decreasing demand for housing.

This is an older graph projecting the vacancy level required before housing units start to become short enough in supply that prices start to rise.

Percentage of Housing Units Vacant

Percentage of Housing Units Vacant



And here are some of the latest vacancy numbers from the government.

Housing Unit Inventory

Housing Unit Inventory




Note: Residential Investment includes new single family structures, new multi-family structures, home improvement, brokers’ commissions on sale of structures and a few other minor categories.

Only our best,

Alan

Intero

Alan Kauth
Commercial, Residential, Land
Short Sale and REO solutions
Intero Real Estate Services
496 First St. suite 200
Los Altos, CA 94022

akauth@interorealestate.com
408-390-9850
akauth@interorealestate.com
www.ForeclosureRiver.com
Our Supply and Solutions Are Endless

DRE # 01516463

West Silicon Valley Market Metrics

March 23, 2010 by · Leave a Comment 

Market Metrics for Los Gatos, Los Gatos Mountains, Campbell, Monte Sereno, Saratoga , Cupertino, Sunnyvale, Santa Clara, Mountain View, Los Altos, Los Altos Hills, Palo Alto

  

2 Year Supply and Demand  Monthly Ending Feb 2010 

2 Year Supply And Demand Ending February 2010

2 Year Supply And Demand Ending February 2010


3 Year Supply and Demand  Quarter Ending Q4 09

Supply and Demand

Supply and Demand


 

2 Year Median for Sale vs Median Sold Ending February 2010

2 Year Median for Sale vs Median Sold

2 Year Median for Sale vs Median Sold


 3 Year Median for Sale vs Median Sold Quarter Ending Q4 09

Pricing Equilibrium

Pricing Equilibrium


2 Year Number of For Sale Properties Ending February 2010

Number of Units For Sale 2 Yr Ending February 2010

Number of Units For Sale 2 Yr Ending February 2010

 

3 Year Number of For Sale Properties Quarter Ending Q4 09

Units For Sale

Units For Sale


2 Year Number of Properties Sold Ending February 2010
Units Sold Ending February 2010

Units Sold Ending February 2010


3 Year Number of Properties Sold Ending Q4 2009

Units Sold Ending Q4 2009

Units Sold Ending Q4 2009

Total Miles Driven is Dropping

March 22, 2010 by · Leave a Comment 

The Department of Transportation keeps track of total vehicle miles driven.  As might be expected when gas prices go up, miles driven drops.  And when gas prices go down, miles driven goes up.  As oil prices have started to raise again from their recent lows, the drag on miles driven has sure started.

According to the Department of Transportation, the total miles driven is already rolling over. Total vehicle miles this January were actually below last year and last year the stock market was very unpredictable – as was the economy.  What’ s interesting is the extreme sensitivity to rising prices.  In light of some of the other charts, I’ve shown below.  Is there something else happening?

Oil Price and Vehicle Miles Driven

Oil Prices and Vehicle Miles Driven

Oil Prices and Vehicle Miles Driven

New Indicator is Pointing to Renewed Economic Weakness

March 20, 2010 by · Leave a Comment 

Two private-sector analysts (Jan Hatzius of Goldman Sachs and Peter Hooper of Deutsche Bank) have recently teamed up with three academics (Rick Mishkin of Columbia, Kermit Schoenholtz of NYU, and Mark Watson of Princeton) to produce a new financial conditions index that attempts to combine the information of 44 separate series including those mentioned above along with a great number of others. One of the differences between their approach and previous work is that HHMSW seek to isolate the separate information of the financial indicators from aggregate business cycle movements by looking at the residuals from a regression of each indicator on lags of inflation and real GDP growth rates. The researchers then extracted a variable similar to a principal component from the residuals across the 44 indicators. HHMSW demonstrate that the resulting series can be quite helpful for predicting real GDP growth, though there is evidence that these predictive relations may change over time.

Source: Hatzius, et. al.

HHMSW1.gif

Of particular interest at the moment is the fact that the HHMSW index, unlike most other indicators, shows a renewed deterioration subsequent to the initial recovery in the first part of 2009, a somewhat surprising result given the current steeply-sloping yield curve, low TED spread, and booming stock market. The surprising contrary inference from the HHMSW index appears to be due to two factors. First, the HHMSW index is based on the deviation of the financial indicators from what one would have predicted given recent economic conditions. Many indicators have not improved as much as one would have expected given the return to GDP growth, and the departure from a typical recovery pattern is viewed by the index as a highly pessimistic development. Second, the HHMSW index makes use not just of the yields themselves but also of the quantities of various assets, and many of these show little improvement so far. For example, issuance of new asset-backed securities remains quite low.

Will real GDP follow the HHMSW index back down?

Why We’re Trapped into a Cheap Money FED Policy

March 17, 2010 by · Leave a Comment 

government-securities-vs-commercial-and-industrial-loans

Government Securities vs Commercial And Industrial Loans

As you can see, since the beginning of the recession, banks have bought close to $300 billion of Treasuries and reduced commercial and industrial loans by roughly $350 billion. Foreign purchases as of January were still running at a $60 billion monthly rate in January–about $195 billion during the last three months for which we have data. That’s an annual rate of nearly $800 billion, or about half the Treasury’s annual borrowing requirement.

That demand came not from foreign central banks, but rather from “other foreigners.” Most of this indicates use of the carry trade by foreign banks, or hedge funds, who are doing exactly what the American banks are doing.

They are borrowing funds at 0.25% from central banks and lending it back to the US government at rates of from 1% to 2%. The demand isn’t coming from the mideast oil exporters. Those sources appear to now be net sellers. From a geographic standpoint, the main buyers are listed as United Kingdom and the Caribbean. It’s coming from banks and hedge funds.

The carry trade will come crashing down should the Fed need to raise rates. With 1 Trillion dollars in buying needed, so does the Treasury market and the mortgage market and the US economy probably goe down with the crash.

The Fed is addicted to a loose money policy just as the Bank of Japan was during the 1990s. We’re stuck in the lame liquidity trap. One of our stimulus tools is completely wiped out. That only leaves government deficit spending – and that tool is starting to get pretty long in the tooth. Out creditors funding that spending are eventually going to cry uncle.

Only our best,

Alan

Intero

Alan Kauth
Commercial, Residential, Land
Short Sale and REO solutions
Intero Real Estate Services
496 First St. suite 200
Los Altos, CA 94022

akauth@interorealestate.com
408-390-9850
akauth@interorealestate.com
www.ForeclosureRiver.com
Our Supply and Solutions Are Endless

DRE # 01516463

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