 Housing
Out of the Box
by Jim Willie
CB
Jim Willie CB is the editor of the "Hat Trick
Letter"
Sep 29, 2006
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Once in a while, a worthwhile
exercise challenge is to think "out of the box" on
an important topic. This article focuses on housing, and in particular
Fanny Mae, the weakest among the Govt Sponsored Enterprises (GSE).
The last sections describe in minor detail my envisioned metamorphosis
for Fat Flanked Fanny. Its seeming permanent state of rigamortis
prompts gradually hardening confirmation of bankruptcy, receivership,
laundering of its bond portfolio, processing of its massive interest
rate swap contracts, and political coercion not to prosecute
its corrupt executives. Perhaps its rate swaps have been managed,
so as to keep the yield curve flat as a pancake for almost a
year. No news on Fanny Mae has graced the winds in over two years.
My practice is to distill information for the purpose of making
inferences on its true state, and to permit my fertile imagination
to develop a creative but credible plan which might easily come
to pass. Poor Fanny is stuck in the box, its coffin in my view.
Its rotting putrid contents have yet to surface, to see the light
of day, and to offend the air with its stench.
Many have embarked upon thinking
"out of the box" with respect to the incredibly manipulated
energy market, as such unconventional thought has entered the
mainstream. Funny thing is, even the public suspects such interference
for political gain. This is encouraging, since respect for law
seems to have taken a back seat to politically motivated escapades.
More accurately, respect for law might have been stuffed in the
storage trunk of the car, or the junk yard for old cars, or the
sub-basement of the house. The concept of efficient market theory
flies in the face to insult those who make such claims, as politics
and defense of the indefensible economic system take higher priority.
PREFACE ON THE STATE OF HOUSING
The housing market
has justifiable received much attention recently. Both the disastrous
war in Iraq and the housing market boom worked to jump start
the USEconomy in 2003. They also ignited the commodity bull market.
Now both ignition forces are hotly contested for their carelessly
crafted corruption. Spin can put a pretty face on a pig, but
not this nightmarish civil war and certainly not this housing
market. Under-stated is the economic benefit from the military
war, especially to commodity demand. Under-stated is the political
component involved in the Fanny Mae distribution of mortgage
funds. Few analysts seem to properly recognize the upcoming housing
market decline, its bear market highly likely to form a gathering
storm with vicious momentum. Yet another laughable "Soft
Landing" has been forecast. Such an outcome seems far more
convenient, politically valuable, delusional wishful thinking,
than adept well-founded analytical forecast. The entire concept
of Soft Landings would make an interesting chapter in Economic
Mythology. We have never seen one, but we continue to have them
thrust before us by proclaimed experts. The Soft Landing forecast
is a convenient weapon used to deceive, in the wake of busted
bubbles and ended trails. Doctored statistics unquestionably
aid in the real-time telling of the story. A new fairy tale is
needed, and sure as shooting, as a new calamity presents itself.
My Hat Trick Letter in September covered the housing sector
from the economic standpoint and also the bond standpoint. The
crisis comes in both, but unrecognized yet on the bond and banking
side. The recent issue cited numerous statistics which will not
be repeated. My September report also identified no less than
seventeen deceptive but useful denial statements (constructs)
which assist in keeping the public engaged within the current
housing bubble. They therefore suspect a stall or reduction to
a beneficent plateau, in my view naively. Lower interest rates
will do little if anything in preventing a substantial decline.
The end to utterly fraudulent lax lending will bite deep into
demand for homes. Excessive new home building has exacerbated
the supply problem, surely motivated to produce jobs. Builders
have added to the supply when demand has been interrupted. Speculators
and flippers have grown in size as obstacles within the market,
as they take heavy losses and must liquidate. Their carrying
costs greatly exceed their income if renters are sought in the
interim. The option adjustable mortgage (ARM) have emerged as
a vicious vehicle, nay weapon, which will separate homes from
owners, only to leave the structure preserved. Some call the
option ARM a "neutron bomb" for the housing sector.
The housing decline will expose a significant slice of the US
population. What was beneficial in home equity extraction for
years will turn detrimental in the next couple years. Wages must
rise in a big way in order to compensate for free lunch home
equity loans. Rising monthly mortgage costs, rising property
taxes, rising home insurance costs (especially near coastlines),
and high maintenance costs, these all conspire to increase carrying
costs, often motivating sale.
Hundreds of thousands will
be forced to leave their homes and sell out, some of whom with
negative equity. In fact, a new subclass will reveal itself,
the homeowner who is bankrupt, in full ownership, but with negative
equity. Wow, the homeowner in poverty! In time at a later date,
they might actually gain bargaining power with their lenders,
overwhelmed by foreclosures. Imagine occupying a home, enjoying
its shelter, its opportunity for comfort and privacy, a place
to raise a family, but being unable to make payments which have
risen monthly by 30% to 50%. Imagine for these unfortunados that
they must produce tens of thousand$ in order to sell and depart.
In 1990 following a divorce, an experience of mine left me with
a mere $180 check (one hundred eighty dollars) at closing of
a property sale in the western suburbs of Boston, waving bye-bye
to our $23,000 down payment. The wench did not even show up,
regarding invective from the jackass as not worth the $90 in
split proceeds. This class of negative equity folks will suffer
a plight surely to be covered by our hound dog press. Initially
the mortgage lenders, the title holders, will seize the properties
when payments fall into arrears, all within the prescribed legal
process. Later on though, they will be overwhelmed. In 2003,
the Boston area suffered the ignominy of a record high abandonment
of cars with underwater equity. They simply "walked away"
and left the cars at the bank lots with keys. Adept analysts
expects walk-aways from underwater houses in the near future.
This will be shocking.
THE GREENSPAN DECEPTION
In 2001, former US
Federal Reserve Chairman Greenspan urged the long-term Treasury
Bond yield to come down. He cheered a housing boom led by cheaper
mortgages. This clearly covered his tracks in promoting and killing
a stock bubble. Later, in 2004, Greenspan urged homeowners to
switch into adjustable rate mortgages. He argued that ARM's enabled
lower monthly costs, sufficient to further the consumption boom,
which offered some relief to household budgets. The unspoken
deceit is how Greenspan urged homeowners to embrace the interest
rate risk, to relieve that risk from bankers, and to proceed
as rates on ARM contracts continued upward from his own USFed
rate hikes. He encouraged the shift in rate risk from bankers
to households, in keeping with his role as the bank sector salesman,
policy maker, and representative of their interests. Greenspan
did not keep the interests of the US middle class high as a priority.
His #1 priority was to bankers. He openly served as the bankers'
whore. He acted as a traitor to the middle class.
"BIG MO" IS POWERFUL, HIDDEN,
NOT MENTIONED
Momentum is not discussed
much at all in the housing market. We hear of stalled prices,
a mild decline to remove the froth, even a reduction and flattening
to a more stable level. Pure poppycock! However, we hear nothing
of fast developing momentum in housing to careen downhill in
price. The items for denial in the last two years are actually
key points in favor of downward momentum. In 2004 and 2005, my
forecast was for a stall and the onset of a housing decline.
It did not happen. Careful analysis reveals without any question
the reasons why. Lending turned insane. No documentation loans
allowed lying about income on loans. Minimal down payments permitted
0% equity (100% loan to value) loans. Fully 25% of those who
purchased with 0% down payments now have negative home equity
in their properties, to make for an initial nightmare for first-time
buyers, one never forgotten. Second mortgages were routinely
granted to cover the down payments, so as to sidestep private
mortgage insurance. Force fed appraisals approved the claimed
values, or else the appraiser was cut out of the mainstream.
Deceptive option ARM's tricked people into forfeiting their excellent
lovely low fixed rate mortgages, in favor of temporarily lower
rates, lower monthly carrying costs, but with rising balance
on loans. Now many such ARM deals are higher in rates than the
forfeited old fixed loans. Refinances are much more costly, many
over $10 thousand, whereas REFI's costs used to be under $1000.
New home builders have offered free cars, free swimming pools,
and no payments for initial months. There was no end to the insanity.
NO NO NO !!! The extra mile
that housing went in 2004 and 2005 and 2006 provided the initial
downward momentum to housing. Harken back to the days as a youth
in the playground. On a swing, if pushed higher on the back stroke,
the swing would surge downward much faster in speed, to attain
more force on the down stroke. The same is true for the housing
sector. It went farther up than it should have, and for much
longer than it should have. Its early momentum is unquestionable
on the down side from that artificial extension. The current
momentum is from flippers selling out, from option ARM holders
selling out, from the wise veterans selling out to the new fools.
Next will be those with negative equity selling out, along with
those who will not tolerate a 50% rise in their monthly mortgage
payment. The many layers of irresponsible lending will unravel,
one stage at a time. Few realize that ARM mortgage terms were
often dictated by hedge funds headquartered in London. As the
USFed might cut short-term rates in the future, it might not
have an effect on ARM holders. The hedge funds tied the adjustable
rate to the LIBOR overnight rate in London. Read the fine print.
In the midst of enthusiasm, most people do not. Very few will
probably lay blame on Greenspan, as is deserved. Bankers smile
with glee.
My forecast is for the current
housing decline, which is several months along, to become the
worst housing bear market in modern history, just as the lending
abuse was the most insane in modern history. We arrogant over-indulgent Americans
love to boast on our innovation. However, when it comes to housing,
our innovation is for kooky devices which enable people to purchase
houses who should not. The promotion went so far as to have Fanny
Mae advertise on television for minority families of color to
participate in the dream of homeownership. This unfortunate group
will stand as the last buyers, the suckers. No, the housing market
will become a living breathing monster which cannot be reined
under control, which will refuse to respond. Its momentum will
grow too powerful. A new hobby among writers will be to recount
the horror stories. One friend reported that his realtor agent
friend in Chicago claims that bids in September simply disappeared.
My friend has a brother in the Miami home building sector who
reports that people are canceling new purchases since they cannot
sell their other homes in transition. In resort locations such
as the Outer Banks of North Carolina, banks will not provide
mortgage funding unless a property can demonstrate a positive
cash flow. My own eyes saw a plethora of "for sale"
signs during a brisk bicycle ride on a road bike. No truck-like
sluggish mountain trail bikes for me.
The home builders have benefited
from a rally in their stock shares, one without merit. A pure
short covering rally in my view, as their fundamentals worsen.
The HGX approaches the 20-week moving average, the next resistance
boundary. Their August new home inventory level grew from 6.5
months supply to 6.6 months supply. Their reported land lease
abandonments have grown, with large claimed losses. Sadly and
tragically, the housing market bear market has only begun. With
each passing month, the denial will continue in the investment
community and among the economist charlatans. They will never
mention downward momentum, but rather newfound stability at a
lower level. Just as upward momentum was critically important,
so is downward momentum. Lower property values will encourage
people to sell out, to avoid being a victim of negative home
equity. Rising carry costs to the homeowner will motivate round
after round of selling, until the 1999-2000 level is reached
in prices.
A DEAD FANNY MAE ???
Is Fanny Mae dead?
A great question. My simple answer is "yes of course, check
for a pulse, since it has none" which can be argued. The
argument can be easily made or given with some distilled inference.
Two big reasons dominate my center argument for dead and not
yet buried. First, it has not provided an annual financial statement
since 2003, and has promised none. This constitutes a free pass,
when its trading stock should have been delisted two years ago,
and surely immediately. We were amused by stories of 1500 accountants
working like so many eager beavers in determining its balance
sheets and recent earnings. No such luck. Forget their profit
and loss, since current health status is more over-riding. My
personal view is that the 1500 bean counters are assisting in
the bond laundering, probably converting in full illicit fashion
a scad of mortgage backed securities (MBS) into more stable USTreasury
Bonds. Does anyone connect the absent M3 Money Supply dots to
Fanny Mae's books? Quarter after quarter has passed without a
peep on Fanny Mae's financial status. Nobody even asks anymore,
and nobody expects any word. Conclusion: dead kaput, in bankruptcy
receivership.
The second factor is more technically
complex, as it pertains to what is called "mortgage convexity"
in the trade. Back in 2002 and 2003, Fanny openly boasted about
beneficial convexity. When long-term interest rates were in constructive
and useful decline, the rush of refinanced mortgages created
a surplus in Fanny cash flow. With extra funds, Fanny saw fit
to invest in USTBond futures contracts. This pushed down rates
even further, which ignited round after round of refinance activity.
The convexity worked in the favor of lenders, in the favor of
borrowers, and surely provided a jet assist to property values.
Fast forward to 2005 and 2006, when the USFed had ratcheted up
seventeen consecutive 25 basis point rate hikes (the same number
of housing denials in my report, not a coincidence). The first
six or eight or ten rate hikes were relatively harmless, as the
USFed effectively removed their easy money policy. However, the
last several rate hikes have hurt households. ARM rates have
inched up enough to cause pain. Refinanced deals are harder to
come by, require more documentation, must overcome the appraiser
hurdle and a more rigorous inspection. They even cost ten times
more. Mortgage convexity has turned from harmless to harmful,
without report of pain. The absence of REFI activity, the rise
of delinquency, the tragedy of foreclosure, these all work against
Fanny Mae cash flow. They might actually sell into their bond
hedge book, but not openly discuss it. What did we hear from
Fanny on the detrimental side of convexity as rates unfortunately
rose all year long? Not a peep. Fanny is dead kaput, in bankruptcy
receivership. It is an election year, so any reform is out of
the question. The Office of Federal Housing Enterprise Oversight
(OFHEO) has shrugged its duty, with no reform likely, even as
Fanny continues to rest like a smelling rotten putrid cadaver
in the USGovt agency basement. Its tissue rots in the nether
chambers of the agencies outside the public view. The corporation,
or agency, or clearing house, or whatever the heck Fanny Mae
is, it is a certain subject for autopsy. Its holdings is another
matter altogether.
FINANCIAL SEWAGE TREATMENT PLANT
SEWAGE TREATMENT PLANT
Warren Buffett called derivatives
generally "financial sewage" after he was forced unwillingly
to process bond derivatives in a blind side undertaking (a pun
on funerals). His Berkshire Hathaway assumed the hedge book for
General RE, a reinsurance outfit. Fanny Mae stands apart in a
critical manner. Not only does it possess a mountain of financial
sewage, but its core holdings are the worst quality in the industry.
A bank or mortgage firm might hold 20% of its originated loans
in portfolio, but it sells Fanny Mae its worst quality and retains
its best quality. Fanny, with due disrespect, exercises absolutely
zero diligence or discrimination. They will purchase willy nilly
your most pathetic, lowest quality, total garbage loans, tied
to the most unqualified jokes of borrowers. One landlord owning
multiple properties last spring proved to be a homeless man without
income living on the streets of St Pete Florida !!!
Fanny Mae therefore qualifies
as what some have called a "financial centrifuge" in
their eyes. This image requires an alteration. They accept refuse
and garbage which serve as bank sector excrement. They return
to the banks (who originate the loans) the cash for the recycled
loan, regardless of its value. Fanny Mae routinely sells "repackaged
loans" in mortgage bonds, which by law cannot be audited
on an individual basis. This is a reckless sewage treatment process,
a one-way street.
A NEW FANNY MAE REIT ???
In 1989 through 1991,
the Resolution Trust Corporation (RTC) took center stage in the
news. Its head was Bill Seidman, who expertly liquidated hundreds
of thousands of foreclosed properties under the guise of the
Federal Deposit Insurance Corp. An expected $800 billion loss
turned out to be in the neighborhood of a $260 billion loss,
when the dust cleared, properties were sold, and recovery was
complete. The FDIC is the insurance underwriter for Savings &
Loan institutions. Fanny Mae has no such underwriter. Their underwriter
is the USGovt, whose political motives outweigh business considerations.
Criminal fraud is permitted, when the violations are done by
friends of the USGovt, either the current or previous administration.
Thus the label for our economy of "Authoritarian Free Capitalism"
or "Crony Capitalism" fit. Fanny Mae will never be
subjected to a resolution of any kind, no way, no how, not gonna
happen.
If Fanny Mae were to act like
a responsible corporation, subject to the rules and regulations
of legitimate corporations, then it would proceed through a liquidation
phase. It continues to hold property titles, as collateral tied
to the mountain of mortgages under service, mortgage bonds, Treasury
Bonds, interest rate swaps, and linked exotic contracts (e.g.
TBond to Euro, TBond to Gold) as well as other absurd geared
contract devices which defy logic or reason. They surely cannot
be adequately or properly accounted for in an honest exercise.
Thus its business is either dead or beyond calculation, probably
both.
Fanny Mae cannot proceed to
liquidate either its MBS bonds or its foreclosed properties.
To do so would pummel the housing prices, and threaten the low
mortgage rate environment. Besides, its property titles serve
as loan collateral. The property value declines have only begun.
They must wait for the upcoming slaughter of trillion$ in home
stock values nationwide. Fanny holds the mortgages for 40% of
the nation's mortgages. Banks and mortgage firms hold the mortgages
for only 20% of the nation's mortgages, but they have made a
critical error. Banks and mortgage firms have recycled the money
obtained from recycled Fanny funds into mortgage backed securities,
even some Fanny Mae corporate bonds, and ridiculously some Fanny
Mae stock. They recycled sewage into their own private firm balance
sheets. Fanny will liquidate and seek resolution of its properties
and bonds only when taken to the woodshed, kicking and screaming.
Expect it after the November elections at the earliest.
My future "out of the
box" view is that Fanny will NEVER liquidate its properties
under foreclosure. It cannot avoid the writedowns in their MBS
bonds, to the tune of 20% to 40% easily. My future view is for
the creation of a new Fanny Mae Real Estate Investment Trust
(REIT). The market crisis will demand it. A flood of one million
foreclosed properties for sale under distress would wreck havoc
on housing values. So forget that! You think one million is too
high a number? Get back to me in 2008. Instead, a foreclosed
property must acknowledge its potential income source from rental.
Poof! We have the new "Fanny Mae rental homes" which
can be obtained as relief to the shortage of rental homes. Unlike
1990, the RTC will not be a repeated exercise. To repeat the
RTC, which makes good business sense, unfortunately would create
a disaster in an already overloaded supply situation where unsold
inventory grows each month. The new Fanny Mae REIT invites new
ownership.
ARISTOCRATS & LIMITED PARTNERSHIP
Two avenues can be
taken, one corrupt and one within the shadow of the RTC experience.
Nobody knows what evil lurks in the minds of US financial engineers,
those crafty little innovators of disastrous machinery. Heck,
this is our national advantage. Nobody outside of USGovt circles,
beyond the syndicate inner workings, can know what is truly in
progress.
The first route would involve
USGovt acceptance of all Fanny Mae and other GSE losses, in a
hidden taxpayer bailout, or a hidden flood of greater USDollar
monetization. The government would essential offer guarantee
of all derivative losses, in a complete whitewash of criminal
fraud and colossal mismanagement. If rich enough or connected,
the player is a partner, not a criminal. The derivative losses
would be kept hidden and undisclosed, much like a backroom sewage
treatment plant. Lack of monetary accountability would offer
a giant assist to the process. The unencumbered properties held
under foreclosure would next be fashioned together within a limited
partnership Real Estate Investment Trust (REIT). It would collect
rather impressive rental income, paid as dividend to the Fanny
Mae REIT shareholders, not Fanny Mae share holders. My guess
is only connected insiders would be invited to participate in
this REIT, since the repossession from the middle class would
constitute a transfer to the aristocrats. They would not choose
to share. Call it a second phase to the confiscation of middle
class pension funds in 1999 and 2000 with the stock bust, whose
vehicle was the 401k and IRA accounts. The hedge fund liquidation
has a stench of more confiscation, since many pension funds have
pursued hedge funds for higher returns than the paltry bond yield
offerings.
The second route would involve
the explosion blowup of the Fanny Mae hedge book, and perhaps
chain reaction blowups of the Freddy Mac hedge book as well.
My firm belief is that the mortgage bond crisis would trigger
an uncontrollable chain reaction which would threaten the entire
bank sector. The banking sector owns too many MBS bonds. Their
writedown comes soon, like a dreaded procedure which threatens
the system. Under this scenario, a Fanny Mae REIT would struggle
to get off the ground. Who would invest in such a REIT when the
financial balance sheet is horribly damaged? Well, surely some
dimwitted investors.
The first route of complete
coverage of losses, kept fully undisclosed, is more likely. The
objective is for Fanny Mae to process the foreclosures and earn
a yield on its properties. Full liquidation of a mountain of
lost properties is not an option. Full realization of its gigantic
corroded hedge book loss is not an option. However, the potential
income stream from home rental creates an opportunity which will
not be bypassed or overlooked. One must think out of the box.
NEW HOUSING FROM 2008 TO 2010
This is a nasty topic,
replete with political overtones, with a hint of the harsh heavy
hand of state power directed to exert control during upwardly
escalating chaos within our society. Expect creation of debtor
prisons in future years, without any doubt whatsoever in my mind.
With a collapsing housing market, removed piggy bank with home
equity, rising mortgage costs, and struggling wages, our American
Dream will fade into memory. The loss of the critically important
manufacturing sector has rendered our nation as incredibly vulnerable
to a housing decline, one which is at our doorstep. Housing prevented
a recession and nourished the sick USEconomy, but now housing
has turned into sour milk for that nourishment. The need will
arise to house people who have lost their homes. The need will
be acute to prevent bands of people invading the wealthy suburbs,
to seek assets in survival mode. The more pressing national need
will be to create a new renaissance of a manufacturing sector.
With forward vision, one can see debtor prisons with paired mfg
sites, ready cheap labor, and worker reinstatement programs so
as to exit the dire straits of bankruptcy. Its laws have changed,
much less liberal nowadays.
THE BOND CRISIS
The upcoming bond market
crisis will launch gold. Many in the gold community regard price
inflation and monetary inflation as the levers which will send
the gold price upward. The past three years has taught us that
the US monetary inflation apparatus has been abused and contorted
into a twisted mess of redirected flows. We export inflation
and import cheap Asian products, essentially importing deflation.
Domestically, we build asset bubbles which break, only to unleash
more deflationary forces. The case in point is the housing sector,
now in full deflationary bloom. NO, the gold price will respond
favorably to the bond crisis underway. USTreasury Bonds might
actually benefit from the massive leak of financial sewage extended
from damaged loan portfolios, as mortgage bond spread trades
unwind. New USTBond demand will come to the market, just like
it did in June 2005 when General Motors and Ford Motors corporate
bond spreads unwound. The 10-year TNote yield fell below the
4.0% mark temporarily.
One cannot regard inflation
as an aggregate concept. That is the principle failing among
analysts in the gold community. Not here! Not for Hat Trick
Letter members. This has been on ongoing topic of analysis,
one made painfully clear in previous articles. To ask whether
deflation will overtake inflation is the wrong question. Rather,
the issue is to what degree inflationary forces grow at the same
time of growing deflationary forces, and which groups flip flop
into deflation like housing is now. Banks own too many mortgage
bonds. Their MBS portfolios is soon to endanger the banking system.
At that time, watch gold fly, and soar like a sleek beautiful
bird. My forecast is for the USTBond 10-yr yield to fall to the
4.0% level. The bank distress will initially present USTreasurys
once again to be a safe haven. When the USEconomy suffers mightily
from the USDollar decline, written in stone, gold will rise without
interruption.
THE HAT TRICK LETTER
PROFITS IN THE CURRENT CRISIS
Sep 29, 2006
Jim Willie CB
 Jim Willie CB is the editor of the "HAT
TRICK LETTER"
email: jimwilliecb@aol.com
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Jackass
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Trick Letter
Jim Willie CB
is a statistical analyst in marketing research and retail forecasting.
He holds a PhD in Statistics. His career has stretched over 26
years. He aspires to thrive in the financial editor world, unencumbered
by the limitations of economic credentials. Visit his website
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