Deleveraging is the word of the year

The Economist featured this great article today about the fact that not only financial firms but businesses and individual households will be forced to deleverage over the course of the next few years.

Among the points that I found interest in:

*In the near term delveraging of banks, hedge funds, and households will likely depress asset prices lower.  This is because as people sell assets to pay-off debt (deleverage) they will increase the supply of assets in the marketplace.

*Even if the bailout plan goes through the financial industry will likely suffer for sometime making credit harder to come by.

*Thanks to the impact of devleveraging, “a shortfall of bank capital of around $170 million may reduce the potential supply of credit by $1.7 trillion.”

*”Morgan Stanley reckons that total American debt (ie, the gross debt of households, companies and the government) has risen inexorably since 1980 to more than 300% of GDP (see chart), higher than it was in the Depression.”

The million dollar mistake that 20-somethings make

WSJ.com wrote this great article about the number of 20-30 year old’s who are abandoning their 401K plans at work because of the turmoil in the markets.  This is unfortunate.  I don’t know when the stock market will turn around but I am willing to bet my life savings that by the time I am ready to retire (in 20+ years) the market will have returned and appreciated many fold.

Here’s why NOT participating in a retirement plan during your early years can become a million dollar mistake:

Let’s compare a person who starts at the age of 23 versus 33.  We’ll assume they’re each able to save $200 per month, will retire at 65, and will earn a 10% return on their investments.

By the time they each reach the age of 65 here are the results:

Started at 23: $1,561,776

Started at 33: $561,667

Those 10 years cost the latter individual over $1,000,000.  OUCH!

Lesson: Don’t be discouraged by market fluctuations, sign up for your companies 401K and forget about it!

Cash strapped homeowners

I found this article on Inman news which is disturbing.  According to the article 15% of US homeowners carry mortgage payments which are at least 50% of their gross monthly income.

Let’s look at the math on this:

Let’s take a household that makes $75,000 per year.  This translates to $6,250 per month.

Monthly gross income: $6,250
50% housing payment: -$3,125
Income taxes (25% + 7%): -$2,000 (Household in Oregon pays both federal and state taxes)
Tax benefit of mortgage: +$400

Money leftover after mortgage and income taxes: $1,525

Utilities, Water/ Sewer, Phone: $200
Food: $800 (this assumes no eating out, groceries only @ $200 per week)
Gas for car: $200 (this assumes only $50 per week for gas)
Car Insurance: $75 (this is cheap!)

Money leftover after these expenses: $250

This household has $250 leftover each month to save for retirement, college savings, unbudgeted expenses such as car repair, house repair, etc..  What is absent from this budget?

*Debt payments: We’ve assumed that they own their cars outright and have no credit card debt even though they have very little margin in their monthly cash-flow.

*Clothing/ Personal care: Among paying for everything else the $250 leftover each month would need to buy clothes, haircuts, etc.

*Cable/ Internet expenses.

I think it’s pretty clear that the only way this household can survive is by taking on debt which turns into a vicious cycle.

The lending community needs to do a better job of being financial educators to our clients by stressing the importance of simply exercises like budgeting.  Furthermore consumers need to take responsibility and make better financial decisions.

What is ‘Home Acquisition Debt’ and why is it important?

Do you know what your “acquisition indebtedness” (AKA “home acquisition debt”) is?  You probably do know and don’t even know it.  Your acquisition indebtedness is simply the amount of mortgage you took out to buy your home.

For example, if I buy a home for $300,000 and take out a loan for $240,000 at the time of purchase then my acquisition indebtedness is $240,000.

Why should anyone care?

Acquisition indebtedness is important because it is what the IRS uses to determine how much interest you can deduct from your income to determine your tax liability.  At the time of this writing the IRS would allow a household to deduct the interest expense on their acquisition indebtedness (plus $100,000 if the household does a cash-out refinance after they’ve purchased the home) so long as the loan amount(s) do not exceed $1.0 million.

Therefore, if you purchased your home back in 1980 for $50,000 and took out a $40,000 mortgage then your acquisition indebtedness is only $40,000.  If you have taken cash-out refinances over the past 25 years to fund college educations, debt consolidations, and/ or other objectives along the way without making significant improvements to your home then you may only be able to deduct the interest on first $100,000-$140,000 of your current mortgage.

There are many caveats, conditions, and exceptions to this rule so for details visit this link to go to the IRS website.

There are a few different ways that this tax rule will impact how we advise our clients.  One of the most common is when a client of ours purchases a home for cash.  Once they’ve done so they still have 90 days to establish home acquisition debt by taking out a mortgage on the property.

Once a homeowner’s acquisition indebtedness is paid (partially or entirely) that portion is no longer tax deductible unless the mortgage is used to improve the home OR is within the $100,000 cash-out exception.

What does AIG bailout mean for you?

This article on CNNMoney.com provides excellent answers for some questions that I had regarding the near failure of the nation’s largest insurer AIG.

Gas prices expected to rise thanks to Ike

According to this article on CNN Money’s website gas prices are expected to climb back towards the $4/ gallon level.  Althugh there is still a lot of uncertainty about the extent of the damage to oil producing infastructure caused by Hurrican Ike it looks like gas prices will be increasing.  I’ll be filling up my tank today!

Keep in mind that higher energy prices can add inflationary pressure on the economy which is bad fro mortgage rates.

Phil Fisher’s “Common Stocks and Uncommon Profits”

Common Stocks and Uncommon Profits is considered to be Phil Fisher’s signature book on investing. This investment classic was originally published in 1958 but the content is timeless.

In this book Fisher describes his unique investment criteria which is more growth oriented than the value approach that I have been more interested in as of late. However, despite the difference in investment objective Fisher has plenty of valuable insights to share about his research approach which is much more qualitative in nature than Graham’s & Dreman’s.

I was initially introduced to Phil Fisher by reading The Warren Buffet Way by Robert Hagstrom, Jr. In Hagstrom’s book he describes Warren Buffet’s investment philosophy as a synthesis between the Benjamin Graham & Phil Fisher.

In my quest to learn everything I can about Warren Buffet and his investment approach I naturally had to read this investment classic.

Lesson’s/ Note’s from Common Stock and Uncommon Profits:

* You can get an idea of how Fisher views “stockbrokers” in his humorous description- “men who know the price of everything and the value of nothing.”

* On patience- “…it is often easier to tell what will happen to the price of a stock than how much time will elapse before it happens.”

* On buying companies and sticking with them- “ ….finding the really outstanding companies and staying with them through all the fluctuations of a gyrating market proved far more profitable to far more people than did the more colorful practice of trying to buy them cheap and sell them dear.”

* On stocks vs. bonds- “Bonds have become undesirable investments for the strictly long-term holdings of the average individual investor.”

* On causes of inflation- “It seems to me that if this whole inflation mechanism is studied carefully it becomes clear that major inflationary spurts arise out of wholesale expansions of credit, which in turn result from large government deficits greatly enlarging the monetary base of the credit system.”

* “Scuttlebutt”- This is the word Phil Fisher uses to describe his method of interviewing various people with ties to a specific company to learn more about the firm’s prospects. These individuals may include competitors, suppliers, customers, “scientists” (research and development), industry analysts, etc.

* Fisher’s 15 points- These 15 points represent the criteria that a company must meet in order to be an attractive investment. Fisher admits that a company may not need to meet ALL 15 of these criteria but certainly should meet most of them.

* Point 1- Does a company have products or services with growth potential?

→ Measuring growth- “….growth should not be judged on an annual basis but, say, by taking units of several years each.”

→ “These companies which decade by decade have consistently shown spectacular growth might be divided into two groups….I will call one group…fortunate and able and the other group….fortunate because they are able.” Good investments are those that are fortunate because they are able.

→ On management- “…the investor must be alert to whether the management is and continues to be of the highest order of ability; without this, the sales growth will not continue.”

* Point 2- Does management have a determination to continue to develop products or processes that will further increase sales after existing products and processes have been exploited?

→ Google?- “The investor usually obtains the best results in companies whose engineering or research is to a considerable extent devoted to products having some business relationship to those already within the scope of company activities.”

* Point 3- How effective are the company’s R & D efforts in relation to its size?

* Point 4- Does the company have an above-average sales organization?

* Point 5- Does the company have a worthwhile profit margin?

→ a comparison of profit margins should be made “for a series of years.”

→ boom years vs. slow years- During boom years in an industry the marginal companies will grow profits at a quicker pace than more favorable companies. This is because in less prosperous times the marginal companies are not as profitable. Be aware of this when comparing profit margins.

* Point 6- What is the company doing to maintain or improve profit margins?

* Point 7- Does the company have outstanding labor relations?

* Point 8- Does the company have outstanding executive relations?

* Point 9- Does the company have depth in its management?

* Point 10- How good are the company’s cost/ accounting controls?

* Point 11- Are there aspects of the business which make the company outstanding to its competition?

→ I think of this as the concept of a “moat” which Buffet often looks for in a company.

* Point 12- Does the company have a short-range or long-range outlook in regard to profits?

* Point 13- In the foreseeable future will the growth of the company require sufficient equity financing that will cause dilution which will ultimately cancel out current stockholders benefit?

* Point 14- Does the management talk freely to investors about its affairs when things are going well but “clam up” when troubles occur?

→ This is another are where I think Fisher had great influence on Buffet.

* Point 15- Does the company have management of unquestionable integrity?

* On growth vs. value- “The reason why the growth stocks do so much better is that they seem to show gains in value in the hundreds of per cent each decade. In contrast, it is an unusual bargain that is as much as 50 per cent undervalued.”

* A stock should be purchased when, “a worthwhile improvement in earnings is coming in the right sort of company, but that this particular increase in earning has yet produced upward move in the price of that company’s shares. I believe that whenever this situation occurs the right sort of investment may be considered to be in a buying range.”

* On when to sell- “This is when a mistake has been made in the original purchase and it becomes increasingly clear that the factual background of the particular company is… less favorable than originally believed.”

* On emotion- do not let ego enter into investing decisions. When an investment goes bad admit you were wrong and take your medicine (sell).

* On learning from mistakes- Fisher encourages investors to learn from their mistakes.

* Never sell a stock simply because it has significant outstanding gains. Fisher provides an analogy about a class of students. As an investor you are able to “buy” the future income stream of one of the students. As an investor you buy the student who had the brightest prospects. If this student goes onto law and school and becomes a highly paid lawyer you wouldn’t necessarily sell the stock in this student after they had made a lot of money in their career because it is likely that this person still has the highest income potential.

* On dividends- Fisher, like Buffet, concerns himself more with return on capital than on dividends paid.

* On diversification- Like Buffet, Graham, and many other value investors Fisher believes that investors should concern themselves with investing in good companies more than in many companies.

* On diversification- “Usually a very long list of securities is not a sign of the brilliant investor, but of one who is unsure of himself.”

* Buying best firms in un-favor industries- Although Fisher is not considered to be your classic value investor he does recognize that trends and fads do appear in the financial markets. Because of that he advocates for buying best firms in out-of-favor industries.

* On finding investment ideas- For Fisher, the most valuable source of investment ideas was in talking with other investment professionals whose opinions and knowledge he respected.

* In order to be a successful investor one must have “great effort combined with ability and enriched by both judgment and vision.”

Shared equity loans don’t seem like a good deal to me

Kenneth Harney wrote this article on the Washington Post regarding shared equity loans (I’m not even clear if this is the correct name for this).

From the sounds of it the loan would work kind of like a reverse mortgage where the lender would make a loan collateralized by equity in a home.  But instead of collecting interest in the form of monthly payments or through negative amortization (interest accrued that is added to the loan amount) the lender would instead take a cut of the equity in the home when it is sold in the future.

I’m pretty skeptical of this one.  On the surface it sounds like another way for lenders to appeal to undisciplined consumers who like the idea of not having monthly payments much like the negative amortization loans did during 2004-2007.

There are legitimate applications for this type of loan but I would advise that consumers consult with a financial professional they can trust before signing the dotted line.

Additional links-

WSJ.com article on “shared-appreciation” loans

4 Pillars of Cash-Flow Management

The following model is the basis for successful long-term financial management.  In our view, the following four pillars represent, in order of importance, the key to incorporating financial responsibility into a person’s life.  It is our goal to introduce and educate our clients on how the decisions they make surrounding the house that they buy and the mortgage they select will ultimately affect their financial well-being.

 

Pillar 1: Creating a cushion

 

The first pillar in the 4 pillar system involves creating a financial cushion. It is important to have money on hand that is readily accessible for life’s little (or large) unbudgeted emergencies.  The purpose of this account is to allow a person to pay for these emergencies with cash instead of falling into the all too common habit of using credit.

 

In calculating how much a person needs to satisfy this first pillar we recommend that a person first estimate their “survival number”.  Their survival number is the amount that they spend each month on essential items in their budget such as housing payments, food, utilities, and minimum payments on credit obligations.  This amount would allow them to “get by” without spending money on discretionary items such as Starbucks, eating out, and other purchases which could be eliminated if need be.

 

Once this amount has been established a person can calculate how many months worth of survival reserves they’d like to have.  Most financial planners recommend that a salaried person have 3-5 months worth of survival reserves in a safe liquid savings account whereas a self-employed or commissioned earner keeps 5-7 months in reserve.

 

Pillar 2: Get Debt Free

 

Once a financial cushion has been established a person can now focus on the second pillar of cash management.  Reaching the second pillar involves eliminating all “non-preferred debt”.  Non-preferred debt is all debt which does not meet most, if not all, of the following criteria:

            carries a reasonable interest rate

            has tax benefits

            is secured by an asset which is appreciating

            has affordable payments

 

In general, non-preferred debt includes all debt that isn’t a mortgage (some exceptions apply).  That said, our focus is to develop a strategy that will help our client pay-off their non-preferred debt as quickly as possible. 

 

By eliminating these miscellaneous monthly obligations a person is able to free-up additional monthly cash-flow that can then be directed to savings & investment accounts.  The key to financial independence is for a person to have control of their money and then conserve it, instead of consuming it.

 

Pillar 3: Liquidity

 

True financial security comes with having liquid funds available at any time.  This next pillar is about having 1 year’s worth of a person’s income or more available to them for either good or bad reasons.

 

A good reason why a person may want this type of money available to them is to take advantage of a business or investment opportunity.  Most of the time when a person is presented with an investment opportunity a significant amount of capital is required upfront.  If a person has the money to be able to participate then they can do so, but most people are not in a financial position to take advantage of these opportunities when they come along.  

 

An example of a bad reason to use liquidity is in the case of a major interruption to a person’s income.  This may be due to an illness, sudden disability, job lay-off, or economic down-turn outside of a person’s control.  In this instance liquidity can help fulfill a gap of income and still maintain a comfortable life.  By the way, the number one cause of foreclosure in the United States is disability. 

 

Pillar 4: Pay-off your house

 

This is the point where it can really get exciting.  For most people, having their mortgage paid off is a far-off dream that may never come to fruition.  But, by focusing on strategies to effectively achieve the first three pillars of this system it can become a very realistic target. 

 

Most people define “having their mortgage paid off” as not having a mortgage on their house.  But, wouldn’t it also be true if a person had a $300,000 mortgage secured against their home and also had $300,000 in liquid assets?  After all, their personal balance sheet would show a $300,000 liability on one side and a $300,000 asset on the other. 

 

This topic raises some very interesting questions and opens up some powerful opportunities.  But, if a person has not yet addressed pillars 1 through 3 then does it even make sense to focus on down payments, principal payments, and home equity?  The bottom line is that an effective financial plan and strategy will do more for a person’s long-term financial well-being than most anything else. 

 

Would you like to share this model with others?  You may download this documents by clicking this link-evans-4-pillars-cash-flow-management-model-mti.

 

As always, I invite you to share comments below!

Federal Reserve Board sets up new website on refinancing

The Federal Reserve Board recently created this website  which is designed to help consumers evaluate whether or a refinance of their existing mortgage makes sense.  Typically I am skeptical of the Federal Governments ability to simplify this process for consumers.  After all they were the ones who brought us the Good Faith Estimate & Truth in Lending disclosure forms as a way of “simplifying” the home loan process.  I think we can all agree that these two disclosure forms are anything but simple for consumers.

But I will admit that this website does have some good information presented in an easy to read format.  I do take issue with a couple of the comments made on the site:

-The break-even worksheet on the site does not account for changes in amortization schedules between the existing and new mortgage in determining the break-even period.  This means the result will favor refinancing more often than not because an existing mortgage will typically have greater principal to be paid in the near-term compared to new mortgage. 

-The site also states, “Many financial advisers caution against cash-out refinancing to pay down unsecured debt (such as credit cards) or short-term secured debt (such as car loans).”  When done properly using idle equity in a person’s home to pay-off unsecured debt can free up significant cash-flow to use towards savings and investment goals.  I don’t know too many financial advisors who believe that is an adverse plan. 

Overall the site is pretty good but I still think its most important for an individual to clearly establish their objectives for refinancing before making an ultimate decision.  Here is a blog I posted about the subject a while back.

I encourage you to make comments about this posting below.