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Inflation - a Cure all for US Real Estate Values

Thomas Beyer

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How will we get out of this ecomomic slowdown? Through government spending on infrastructure, bailouts, and lower taxes! What does that mean: increased money supply, and as a result, much higher inflation!

Since 1971 when the gold standard was completely removed by President Richard Nixon and replaced with the current (fiat) currency we have seen significant inflation as politicians are able to continue printing money and increase the money supply. This WILL continue to be the case in the future as governments continue to provide billion dollar (even talk of trillion dollar) bailouts. It is also a way to deflate the international asset bubble and to reduce “real” government debt.

Why did this economic slowdown or recession happen?


a) It is not a failure of free market capitalism. It was social housing policy gone bad. Under Clinton, in the mid 1990’s it was edicted that banks lend more to people who shouldn’t or couldn’t afford one to get one. Thus, home ownership increased .. an intended consequence .. see chart. The UNintended consequence, after the tech bubble burst in early 2000, when Greenspan lowered the interest rates significantly, so called sub-prime loans were made available - leading to a huge housing bubble and overleveraging by too many home owners and speculators. The unintended consequences of these good ideas lead to a house price collapse, followed by securitized mortgage re-pricing, lending freeze, bank and sub-sequent stock market collapse and thus a worldwide economic recession of proportions not seen since the dirty 30’s ..

b) Overlevered investment banks (Lehman Brothers, Goldman Sachs, ..) which were allowed to be levered 40:1 instead of 12:1. This works well in good times, but when thing start to unravel as they did in 2008, they do unravel fast. Thus, we saw a stock market drop of well over 35% in about 2 months from late Sept. to mid Nov. 2008, as banks, mutual funds, hedge funds, “investment” banks and individuals stated to sell stocks by the billions, and fled into T-bills with 0 interest rates or money market funds. (This is called: Reward free risk, btw !)

c) Unregulated securitization of loans and mortgages and lenient loan rating agencies. Many institutional and private investors made investments based on a credit rating system (i.e. AAA or AA grade bonds), trusting these ratings given to them without conducting any further due diligence. A total lack of transparency and regulation made investor due diligence much more difficult. A NINJA mortgage is not AAA. (NINJA: No Income, No Job or Asset .. as many mortgages were such in the US)

d) Risk was priced much too low! As an example, think of risk as an insurance premium you would pay on your home. For the system to work, the price must reflect both the likelihood that the event will occur (i.e. house fire, flooding, etc) and the cost of its occurrence. In the finance world, lenders and investors were collecting too low of a premium (i.e. interest rate and loan amount) for the risk they took on when lending to individuals and companies that were not likely to pay them back. The system is now correcting itself to re-price risk accordingly.

This financial calamity we’re going through now will lead to the demise of those who were reckless and stretched too thin. The benefits will ultimately accrue to those who kept a little something in reserve for just such a rainy day.

Read this article on inflation: http://www.financialpost.com/story.html?id=1123647

Or view this video: http://www.chrismartenson.com/crashcourse/...er-10-inflation

Greed and avarice will be replaced by thrift and integrity. Just like it`s been in the past at other points in our history, saving will become an honorable concept again. And that will become an important part of the recovery process if for no other reason than history shows until you have credit going up instead of down, you can`t have growth. Risk aversion will rule for a long time. People, and indeed entire industries, have learned their lessons the hard way this time around. That suggests that dividends and income paid by companies engaged in real products with real cash flow will once again resume their rightful place among the most important investments people can make.
"The financial crisis is like an extremely low tide. Until the water runs out, you can`t see how much crap needs to be cleaned out of the harbor."

Inflation will be huge going forward: Why ?
As long as we live in democracies, with elected officials that have to respond to "the people" stating "bail me out", "build me a new hospital", "provide me with cheap child care", "lift my RRSP savings, i.e. the stock market", "don`t let the car industry fail" .. we spend and spend .. and thus, to make the pain easier we print more money to deflate the debt. Money supply is up hugely .. and they stopped publishing it .. estimates are 17% to much much higher like 50%+ in 2008 over 2007 ..

So, this means that either interest rates will rise hugely .. or the US dollar will plummet .. and since high interest rates kill the economy the US dollar will slide ..

The money supply shock
.. if $6T is sitting in money market fund .. plus a few more $100`s of billion (of bailout money) on banks balance sheets .. sooner or later people (or banks) will realize that a 1% or 2% interest bonus isn`t all that great .. and will invest it in mortgages, bonds, equity, real estate, stocks .. or spend it !!

This is EXACTLY what the US (and many other nation`s) government is doing right now: flush out the $s into the economy .. thus force real estate values up or at least flat and spending or investing by massively devaluing the $ !!!

This is the main reason why we put our US purchases which we had envisioned as recently as fall 2008 ON HOLD for the time being ..

However, since many other nations are doing the same .. the US dollar might not get hammered quite as much relative to the Euro or Yen or Swiss Franc or Can $ or ... but money relative to REAL assets will get less an less valued .. so things REAL will go up: gold, real estate, oil, nickel, uranium, ... and that is called inflation !

Here`s an excerpt from a newsletter I received today .. and while I do not know if it is true .. let`s assume it is ..


In a single 30-day span, investors yanked $127 billion from U.S. stock and bond mutual funds, seeking the "safety of Treasuries and cash," according to the Investment Company Institute.

But the rush to cash didn`t stop there. Even with yields sinking below the S&P 500, the demand for Treasuries soared... all helping to drive the greenback up 21% in just five months.

All this has created what could be the biggest bubble in the financial world today... the bubble in the U.S. dollar! And now, that bubble is strained to the breaking point... even as investors the world over huddle in cash. It`s a disaster just waiting to happen... waiting for that "tipping point" event to set off the fireworks.

Consider... in addition to irrational global demand for the U.S. dollar, the Fed is expanding our monetary base by more than $11 billion a day since September, to nearly $1.5 trillion. That`s an increase of 79.02% since October of 2007.


Hence, buy anything REAL that you can hold .. gold has no value as it has no income .. it just looks pretty .. so buy a gold producer perhaps or a nickel producer or an oil company or a piece of real estate that has enough income to cover its cost !!

Note the word REAL in real estate !

As to buying (a vacation, retirement or income) property in the US: Probably wait until it stabilizes .. hopefully later in 2009 .. and then the currency might still work against you as a Canadian in 2010 ! Be aware of these complexities.

Your thoughts here ?
 
Thomas, thank you for your comments, the video was facinating and reinforces my current understanding of inflation.

As for the article on Jarislowski, I also read it on the day of its publish in the NP. I also heard him on CBC radio previously. He seems to disavow all debt and lives, believe it or not without a cell phone or email - unbelievable for an individual of his influence. What I don`t understand is his views on debt, I was of the same mind until about 4 years ago I began ready Robert Kiyosaki and understanding cashflow and how debt incurring positive cashflow is a good thing as it is a tool for building wealth. A big part of the econcomic fallout was caused by a basic consumer misunderstanding of the effects of debt that is abused for eventual consumer goods.
One thing RK points out is his love of sports cars and when he wants a new car he will not buy it even if he has the cash. He will finance the car and instead take the cash to use for a payment on a property like a multistorage that cashflows very well and use the cashflow to pay the financing on the car. A simplistic example at best but an effective explanation.

I think with further inflation positive cashflow debt will be an even more effective tool, provided one researches prudently. A true understanding of inflation also reinforces my belief that money is simply a tool and not an end to be acheived. How articulate one is at wielding that tool is what creates greater wealth.
 
After a fairly long absence on this forum I`m back. Sorry, I was obliged to spend some hard time in Hawaii and there was a small contract (in the oil industry) that I had to work on. Hawaii was great especially on the last day when our family walked into `Mamma`s Fishhouse` and sat a couple of tables away from Owen Wilson. Well you can imagine our bill. But it was the best meal we had in a long long time while we looked out over a palm tree lined beach with incredibly big breaker waves in the ocean. Wow!

The contract was regarding a core study - us gigliologists study rocks cored from the earth`s crust when drilling oil or gas wells. It is my specialty to describe these rocks and make all kinds of nonsensical statements about them. That kind of reminds me of stock market guroes (or is it gurus?).

Anyway, as I just started to sign up to this forum again I read this fabulous posting by Thomas. Very impressive Thomas and thanks for your insights. Ed also had some comments on debt. I must say, I abhor debt in general and in the stock market specifically. We just saw the effects of that in a lot of reduced net worth. Don`t forget that debt not only enhances your profits it also zooms up your losses. Debt is a two edged sword and I don`t think I would believe everything Robert Kyosaki tells you. He went at least broke once! Also, he seems to have made more money from his books than from investing. When he described in one of his books that a sophisticated investor was someone who invested using private placements in junior oil companies I figured that he was kind of naive. So be careful not to believe everything this man says. The overall message is good but the details...

I have lately been worrying about how oil prices could have been so volatile and what the cause of the crash may be. What happened to this torrential increase in demand from China and India. Economies that seemed to rival that of the U.S if not today then tomorrow. If I know more and it kind of makes sense, I`ll post it here.

Regarding Jack`s postings on the sorrow state of Alberta`s oil and gas industry and its relation to Mr. Stelmach`s new Royalties, I would like to say "I told you so!" But that is not quite fair. Yes Stelmach`s new royalty regime is a mess but just like Trudeau`s NEP you can not blame it for everything that went wrong in the oil and gas industry, not even in Alberta`s.

Sorry, I have to run. I am still kind of busy but don`t think that I have abandonned this forum. More obnoxious comments are to follow.
 
QUOTE (thomasbeyer2000 @ Jan 8 2009, 09:31 AM) Your thoughts here ?

Wow, excellent post. Really concise and easily understood.

Some questions I have would be:

1. Where will the $6T+ go, and what will that do to Alberta real estate? Or the demand for oil? My amateur opinion would be that it will slowly filter back into the equities market and we will see a gradual climb in the DOW, TSX etc.

2. What would be a good indicator that the money is working its way back into the market at a gradual pace? Presumably if the $6T comes back in to the market QUICKLY we will see sharp inflation and a hike in interest rates. I`d like to know when to lock in to guard against this.
 
i have to say, it`s great to have you back.

QUOTE (gwasser @ Jan 8 2009, 02:20 PM) After a fairly long absence on this forum I`m back. Sorry, I was obliged to spend some hard time in Hawaii and there was a small contract (in the oil industry) that I had to work on. Hawaii was great especially on the last day when our family walked into `Mamma`s Fishhouse` and sat a couple of tables away from Owen Wilson. Well you can imagine our bill. But it was the best meal we had in a long long time while we looked out over a palm tree lined beach with incredibly big breaker waves in the ocean. Wow!

The contract was regarding a core study - us gigliologists study rocks cored from the earth`s crust when drilling oil or gas wells. It is my specialty to describe these rocks and make all kinds of nonsensical statements about them. That kind of reminds me of stock market guroes (or is it gurus?).

Anyway, as I just started to sign up to this forum again I read this fabulous posting by Thomas. Very impressive Thomas and thanks for your insights. Ed also had some comments on debt. I must say, I abhor debt in general and in the stock market specifically. We just saw the effects of that in a lot of reduced net worth. Don`t forget that debt not only enhances your profits it also zooms up your losses. Debt is a two edged sword and I don`t think I would believe everything Robert Kyosaki tells you. He went at least broke once! Also, he seems to have made more money from his books than from investing. When he described in one of his books that a sophisticated investor was someone who invested using private placements in junior oil companies I figured that he was kind of naive. So be careful not to believe everything this man says. The overall message is good but the details...

I have lately been worrying about how oil prices could have been so volatile and what the cause of the crash may be. What happened to this torrential increase in demand from China and India. Economies that seemed to rival that of the U.S if not today then tomorrow. If I know more and it kind of makes sense, I`ll post it here.

Regarding Jack`s postings on the sorrow state of Alberta`s oil and gas industry and its relation to Mr. Stelmach`s new Royalties, I would like to say "I told you so!" But that is not quite fair. Yes Stelmach`s new royalty regime is a mess but just like Trudeau`s NEP you can not blame it for everything that went wrong in the oil and gas industry, not even in Alberta`s.

Sorry, I have to run. I am still kind of busy but don`t think that I have abandonned this forum. More obnoxious comments are to follow.
 
QUOTE (thomasbeyer2000 @ Jan 8 2009, 09:31 AM) Hence, buy anything REAL that you can hold .. gold has no value as it has no income .. it just looks pretty .. so buy a gold producer perhaps or a nickel producer or an oil company or a piece of real estate that has enough income to cover its cost !!

Gold has no value? Using gold and a benchmark of value predates currency and money. Also, are you implying that if an investment doesn`t produce income, it has no value? (Nitpicking here on the whole structure of logic A causes B, B causes C, A causes C??
or not)

I think you`re talking about real value vs perceived value? Cause I can tell you, I can go online right now and trade gold and create an income for myself because of the perceived value of gold. Perhaps I`m splitting hairs, perhaps not.

Or, another example; what if uber rich guy - lets call him JimBob - has very deep pockets, buys a "real" piece of property. But Jim Bob`s area of specialty are high end houses. He buys a nice 5000 ft2 house which he knows well in advance will be -$400 cash flow. But rich JimBob doesn`t care cause in this market hes getting a 375K discount. Clearly, JimBob`s on the `speculative` side of things. But does this investment have any "value" because it doesn`t produce sufficient monthly income? I`m just curious.

I ask all of this because a lot of wealthy - and advisors to the wealthy - still stand by the time honored advice (justified or not) that a portion of someone`s holdings be in precious metals, particularly gold and silver. Now I sound like the guy on the radio...


More thoughts?

Smitty
 
QUOTE (Smitty @ Jan 8 2009, 05:05 PM) Gold has no value? Using gold and a benchmark of value predates currency and money. Also, are you implying that if an investment doesn`t produce income, it has no value? (Nitpicking here on the whole structure of logic A causes B, B causes C, A causes C??
or not)

I think you`re talking about real value vs perceived value? Cause I can tell you, I can go online right now and trade gold and create an income for myself because of the perceived value of gold. Perhaps I`m splitting hairs, perhaps not.
Indeed gold has no societal value .. no jobs are created once minted, no income is generated. In an apartment building, for example, we employ or use, some initially and many ongoing: plumbers, roofers, painters, mortgage brokers, bankers, lawyers, environmental engineers, appraisers, onsite managers, accountants, managers and provide a place to live for perhaps 100 people in a 60 suiter for $1M cash with a $3M mortgage .. does a gold bar worth $1M provide these kind of societal benefits ? It sits in a rich guy`s vault .. or his banks and generates $20/month societal value !

Gold, like money is just a proxy, a way to trade things .. thus it has value of course. I can also exchange a $ for bread .. so if you must sell or exchange the gold for income or bread then you might as well hold cash or better: something else that is real and liquid like stocks in real companies or less liquid investments like: timber, farmland, properties, walnut farms ..

Let me state even stronger: gold has no value FOR CANADIANS as it hedges at best against a US currency drop for US Americans but that may not help a Canadian ..

QUOTE (Smitty @ Jan 8 2009, 05:05 PM) Or, another example; what if uber rich guy - lets call him JimBob - has very deep pockets, buys a "real" piece of property. But Jim Bob`s area of specialty are high end houses. He buys a nice 5000 ft2 house which he knows well in advance will be -$400 cash flow. But rich JimBob doesn`t care cause in this market hes getting a 375K discount. Clearly, JimBob`s on the `speculative` side of things. But does this investment have any "value" because it doesn`t produce sufficient monthly income? I`m just curious.

Of course buying a high end home will eventually show a profit if you hold long enough .. the question is: do you have enough cash to hold for 10 years perhaps until you make a profit to carry costs of taxes, upkeep, interest on a mortgage ..

So yes, Cash is King .. but cash-flow is queen !
 
Funny how Robert Kiyosaki differs, in some respects:"Cash is Trash".

US is printing money like its goin` out of style. What was that Africa nation - Zimbabwe? - where you needed $1 Billion to buy a loaf of bread.

So Robert advocates the gold and silver
approach:

http://www.youtube.com/watch?v=FOKn7tiUMyc...feature=related

Yet, on the other hand, cashflow
, as in your monthly cash position from income producing properties, is a different concept. Its good to have cashflow, whether the actual cash or currency your rent is paid in is worth anything, is a different matter.

In some respects, its academic. Bottom line for me is what the bank statement says after each and every month. So for me, cash is indeed king, even if - say, within my lifetime (exggerate to make a point) - it takes a wheelbarrow of it to buy my milk.


Smitty
 
QUOTE (Smitty @ Jan 8 2009, 09:19 PM) Funny how Robert Kiyosaki differs, in some respects:"Cash is Trash".
US is printing money like its goin` out of style. What was that Africa nation - Zimbabwe? - where you needed $1 Billion to buy a loaf of bread.

So Robert advocates the gold and silver
approach:

http://www.youtube.com/watch?v=FOKn7tiUMyc...feature=related

Yet, on the other hand, cashflow
, as in your monthly cash position from income producing properties, is a different concept. Its good to have cashflow, whether the actual cash or currency your rent is paid in is worth anything, is a different matter.

In some respects, its academic. Bottom line for me is what the bank statement says after each and every month. So for me, cash is indeed king, even if - say, within my lifetime (exggerate to make a point) - it takes a wheelbarrow of it to buy my milk.


Smitty

RK advocates cashflow above all and isn`t that the page we should all be on using the REIN system. Even 100% financed, my properties have cashflow to support the debt.
As Godfried indicates RK makes a lot of money from selling his books and judging from the length of his posts Godfried should perhaps be investing his time
in that genre
 
QUOTE (EdRenkema @ Jan 9 2009, 09:16 AM) RK advocates cashflow above all and isn`t that the page we should all be on using the REIN system. Even 100% financed, my properties have cashflow to support the debt.
not entirely .. as cash-flow happens not necessarily from day one !

For example, land development, condo conversions and construction, while riskier, has 0 cash-flow and needs oodles of cash upfront, but is VERY profitable when executed well and demand is there !

Cash-flow properties is just ONE way to make money in real estate .. perhaps a preferred one .. but not the only one !
 
QUOTE (EdRenkema @ Jan 9 2009, 09:16 AM) As Godfried indicates RK makes a lot of money from selling his books and judging from the length of his posts Godfried should perhaps be investing his time in that genre



Haha, well you have a point there. I do enjoy writing snotty opinions. It also forces me to think deeper about the issues I am writing about and that helps me make better(?) investment decisions. I have and am still teaching several courses about geology in the oil and gas industry, something that has the same purpose as writing (aside from making a buck). It increases my awareness.

Furthermore, I have always made it a habit to make the junior geologists I trained financially more literate. Their remarks, many years after they went out on their own, shows that that was appreciated. Consequently, I have even played with the idea to teach and write about personal finance and this forum is a great place to start doing so because many of you seem to be interested. At the same time, I learn a lot about real estate - so for me it as all `win-win`. This is kind of my Belize.
 
QUOTE (thomasbeyer2000 @ Jan 9 2009, 10:16 AM) not entirely .. as cash-flow happens not necessarily from day one !

For example, land development, condo conversions and construction, while riskier, has 0 cash-flow and needs oodles of cash upfront, but is VERY profitable when executed well and demand is there !

Cash-flow properties is just ONE way to make money in real estate .. perhaps a preferred one .. but not the only one !


Excellent point and I stand corrected. I do put in cash/credit up front to optimize the property. When I say cashflow I mean the income generated by the property will carry the debt. Condo conversions and apartment buildings especially `prestigious` ones are a little higher up the food chain and achieving those is partially doable by building equity and frontline experience in smaller rentals that do show a track record of consistent cashflow and prudent debt management.
 
QUOTE In his opening post Thomas recommended to watch http://www.chrismartenson.com/crashcourse/...er-10-inflation
I did, the video is part of an extensive `crash course` on everything from the economic impact of peak oil to that of global warming and the U.S. debt. It is a great overview teaching numerous useful concepts through a very clear and well designed series of videos. Highly recommended.
 
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