Thursday, September 29, 2016

MONEY 105 - R.E. DEVELOPMENT


THIS IS MY 105TH BLOG ON UNDERSTANDING MONEY TOOLS

In this blog we are going back into the real estate industry with some practical advice.

I have frequent coffee with a good friend who is a major real estate broker for larger land acquisitions and inner city redevelopment.  Recently, he expressed how difficult, time consuming and competitive it is to get these assemblages together for presentation to a builder group. I won’t get into all the levels and stages there needs to be for this to happen but it includes governmental agencies at the federal, state, county and city levels. It also includes rough projections on costs, perhaps demolition of existing buildings and re-zoning.  Been there, done that, and it has only become more difficult with bureaucracies than easier.

I related to the same type of situation we had 35 years ago in the oil and gas industry when it was “hot” in the late 1970’s and up until mid-1980’s.  The same resolve can apply to real estate development and other industries.  In oil and gas it takes many months to years to lease up desirable acreage for mineral rights, and then do proper geologic and geophysical studies, permits, approvals, etc. to prepare for drilling.  What we did was approach the subject from a two-pronged point of view separating the first steps mentioned above from the actual drilling aspect.  In those days we formed a partnership, today it would probably be a Limited Liability Corporation.  Along with major financial partners we raised millions of dollars, then leased up hundreds of thousands of preliminarily analyzed acreage and mineral rights.

When our geologic department had identified drilling sites on certain acreages this partnership turned the mineral rights over to our exploration drilling entity with a carried interest and recouping costs.  The same can be done for real estate.  In my friend’s situation I recommended that he take a fee for brokering the transaction to the first LLC, a management fee and then another brokerage fee when selling the land off to a builder.

In today’s world it is all about control. Without control you can waste a lot of time and money and end up with nothing.

MONEY 104 - BONDS REVISTED


THIS IS MY 104TH BLOG ON UNDERSTANDING MONEY TOOLS

In this blog we are going to revisit bonds.  I discussed stocks and bonds quite thoroughly in previous blogs written perhaps 2 years ago.

The reason for the recap of what bonds are is that most experts believe the bond market is at it’s high, most likely not trend higher but decline before the end of the year. 

What is a bond?  It is a position of debt, not equity; an IOU at some point in the future.  Bonds can come from various entities, public and private. Some public forms being city, county, state (municipal) and Federal (US bonds). Most private bonds being corporate including publicly traded companies.

Why the feeling that the market value for bonds will come down?  Bonds are interest rate sensitive. Many people think that if they invest in bonds they are safe and can’t lose money, wrong. You can lose just like in equities (stocks) in the stock market, but for different reasons.  How is this possible?  One is that bonds are rated, and all-important is the quality of the bond and the company that rated the bonds (reflect on 2008!).  Another variable is your ability to hold the bond to maturity, did you buy a 10 year bond or the very popular US, 30 year bond that mortgage rates are so related to?  Billions of bonds are traded in the after market each day.

Why might the market for bonds take a big hit?  The Federal Reserve has kept interest rates artificially low since the recession of 2008.  They are eager to extricate themselves from these Keynesian policies, but have been reluctant to raise rates which should lower stock market values as well as the bond market. As a person noticed, the Feds left the interest rates remain low at their meeting August 26th in Wyoming. They certainly weren’t going to raise rates just prior to a presidential election, however the next logical move upward will be in December.  The bond market and interest rates are always opposed to one another; if interest rates go up, the market value for your bond will go down, adjusting for expected returns.  Logical, yes?

The next question is historically what sort of adjustment in bond price can I expect?  The past formula has been that the drop in value will be the duration to maturity of your bond for every 1% the rates go up. Example:  if I have a 30 year US bond with 21 years remaining and the Federal Reserve raises the interest rate 1%, I can assume the market value of my bond to drop 21%.  If the Feds raise interest rates 1/2%, the drop would be 1/2 of 21% or 10.5%.

Let me place a “caveat emptor” into this piece.  We could be “whipsawed” by the Feds.  Let’s assume Janet Yellen and the Feds raise rates in the near future.  What that naturally does is strengthen the dollar (more foreign money will seek strength), it will diminish our current exports because the dollar is stronger against other currencies and our already weak economy will get weaker (current GDP at 1.1%).  As I have been writing for quite some time on the topic it is only a matter of time before we join the rest of the world in recession.  Almost all major countries are in very poor shape, including all the more powerful oil producers like Russia, Brazil, Venezuela, Saudi Arabia, Iran, etc.  If GDP drops and we have no growth for two or more quarters that is a defined recession.  Janet Yellen will then most likely drop interest rates again, perhaps going negative like Japan, Switzerland and other countries have done.  What would this do to the market value of bonds?  Well, the bonds that hold any interest to speak of would increase in value.

That’s about all for a quick update on bonds.  We will see what the Feds do with rates.  

Thursday, September 22, 2016

MONEY 103 - ECONOMY


THIS IS MY 103RD BLOG ON UNDERSTANDING MONEY TOOLS

In this blog I am going to start by covering recent world financial news, and then speculate on common sense resolves.  Repeating, my basic premise is always “cause and effect”.  Use this information for your “money tools”.

I will start with the broad statement that the American public in general is naïve, non-carrying or dumb.  I should give them more credit, but credit is hard to find.  The reasons for my comments come from my travels around the world.  In other countries people make a concerted effort to stay on top of their national politics as well as what is happening in the rest of the world/world events, not with the people here.

It is increasingly difficult to make a distinction between fact and fiction with what comes out of the media and government. With a presidential election year we are finding slanted facts, and media that should be objective taking definite sides.

Let’s look first as to what I can determine as real financial facts.  Consumerism worldwide is down; people are not buying as expected and projected.  As I have been watching world transportations for over a year it is not a surprise to me to see that South Korean Hanjin shipping, one of the largest world shippers, in bankruptcy protection.  This parallels the problems with other major shippers like Sundt, Hyundai and Maersk.  Maersk is splitting their company into two divisions. Usually this is done to either sell  assets or place troubled assets in bankruptcy/reorganization structure.  Our retail sales, most recent negative .5% when excluding auto sales, which are financed mainly by manufacturers.  Smells of recession.

What do we have? The middle class, the buyers in the world, have pulled in their appetite for consumption.  We see this so well in America as our growth has diminished to a realistic and tepid 1.1% from a governmental projected 2.25% early this year.  I see the trend continuing with the Generation Z kids being born year 2000 and after desiring more technology, but simpler way of life. The latter years of the Millennials being 35 to let’s say 40 year’s of age are still more materialistic like the baby boomers, but younger people have changed desires for style of living.  Demographics are changing.

Rather than ramble at this point I am going to highlight major concerning facts:
-       World debt, debt, debt.  A lot of it corporate and not being paid off as with countries like Greece, Italy, Spain, Puerto Rico, Brazil, Argentina, Venezuela and the third world.  Zero interest rates were to assist and now look like nightmares.
-       Auto sales for August substantially down.  Ford Motor sales down 9% with the average manufacturer negative 5%.  Ford is moving their smaller car manufacturing out of the USA; most recently to Mexico.  Mexico doesn’t have the OSHA safety mandates, legal issues and an average worker pay is $3.50 per hour.
-       State and local pensions are “under funded/upside down” $1.9 trillion. Managers of pensions need to restructure their paradigms/projections from their expectations of 6-8% returns.  The Fed Pensions can rely on the government to print money, state and local governments can not.  Don’t expect the monthly pension checks you were promised year’s ago!
-       Walmart stores laying off 7,000 jobs bringing higher wage people from the “backroom” to the front of the stores at low paying minimum wage.
-       Technology is projected to lay off 100,000 workers, salivating to employ HB-1 foreign workers at a fraction the price.
-       Driverless autos, buses, and eventually trucks predicted to cost 4 million jobs.
-       I have a doctor friend head of a department in the Phoenix, AZ, area who estimates that 60% of the new hiring is HB-1 workers mainly from Pakistan and India.
-       McDonald’s laying off accountants and hiring HB-1 employees.  I didn’t know there was a scarcity of accountants in the USA!
-       Incomes were stated to rise 5.2% for the middle income, however that was the first increase in wages since 2007, and we are still way behind the average factory worker hourly pay, even from 35 years ago.
-       Two weeks ago the Federal Reserve Bank had a meeting in Jackson Hole, Wyoming, along with their 12 Federal Reserve Districts.  I doubt if any increase of Fed interest rate will happen before elections, perhaps in December. (Watch out bond holders!)  Although the Feds would love to get us off Keynesian policies and more onto a realistic free market, they know that any increase in rates will throw us into a recession; the stock markets and perhaps real estate, will take a dive.  The Feds discussed two possibilities for a recovery of recession that I thought interesting.  One was negative interest rates.  Don’t screw around like Japan and Switzerland are doing very ineffectively but force people to buy things and go negative rates 5% or more for holding money in banks. (This is one reason worldwide that companies building home safes/vaults are doing exceptionally well at the moment.  Also, countries are looking at doing away with large paper currency, like our $100 bill, so that it would take a lot of paper to fill a safe with small denominations!)  The second thing the Fed discussed was buying in the debt (bonds) of US corporations. Yes, instead of another Quantitative Easing just become a Fascist country and become quasi partners with corporate America.  At the moment, the S&P 500 companies are averaging an outgo of money of 112% negative to earnings. That doesn’t mean all companies are in dire straights but many are.  They are trying to hold dividend payouts to support stock prices and maintain bond payments, while their earnings are dwindling. American corporate bankruptcies have increased 50% over the last fiscal year.

Okay, I could keep going with stats, none of which are to be proud of, but let me draw logical conclusions to all of this.  With our enormous public and private debt, second only to Japan, there are only three possible resolves I see; restructure debt with world creditors, default on debt and bonds (which we won’t do) and kick the can down the road until we implode (debt and growth are inverse in relationship to one another!)

The big push right now is globalization.  Who is behind this?  Big corporations and big money.  They want cheaper labor. Do you think for one second they sincerely care about people in third world countries when most don’t care about their fellow citizens?  The only way globalization could stand a chance of working is if the top 1% wealthy gave up their money and assets as they control over 50% of the world’s assets. They would share, and that isn’t going to happen. 1% of the world’s population that we are talking about is 70 million.  What are we going to do with the rest of the world’s 6.93 billion people?  We are talking future robotic factories, driverless cars, buses, trains, trucks and then perhaps airplanes.  With any resolve to all the billions of unemployed people not needed I can only see three possibilities, none of which are a pretty picture.  One as history has always proven is a major world war, two would be selective breeding controlled by the wealthy for the most intelligent and genetically capable or three, a man-made, worldwide disease with no cure to eliminate most of the world’s population.

(I think we are playing a very risky game building up nuclear weapons near the Russian border. We are the key player in NATO and the UN.  We would never permit such an encroachment if Russia did this to our border. Look at Cuba.)

I think big corporations and money have shot the “golden goose”.  If you don’t pay higher wages, our people can’t afford the goods produced by the big companies!  Read up on Henry Ford!

With all of this said, I think I will go have a scotch!  Everything is cause and effect and we have caused these messes.