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164-TNG Radio – Robert J. Samuelson 3-6-10

Friday, March 5th, 2010

Robert J Samuelson

Robert J. Samuelson

Author and Columnist

(Full Bio)


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This week Bruce is joined again this week by Robert J. Samuelson. Robert is an award winning columnist and author. He has been writing a column for The Washington Post since 1977, and for Newsweek since 1984. He has recently published a book named The Great Inflation and Its Aftermath: The Past and Future of American Influence.

One of the main claims in Samuelson’s recent book is that the rise and fall of inflation was the most significant event in the past 50 years. When most people think of the fall of inflation, they think of a very short time. One of Samuelson’s key points is that there was nothing usual about the last 25 years. Samuelson thinks the fall of inflation was even more important than the rise of inflation.

In the early 80s, inflation was reaching 15 percent, mortgage rates were around 15 percent, and the prime rate for good bank customers was over 20 percent. When inflation came down, interest rates came down slowly, because no one believed that inflation would come down. Asset prices, beginning with the stock market, began to increase during this time. The Dow Jones industrial average was between 800 and 900. There was an explosion in the stock market over the next 20 years. By 2000, the Dow was over 10,000. Stock market wealth within households went from about $1 trillion in the 80s to over $11 trillion at the end of the 90s.

Later, this increase in stock values lead to an increase in real estate values. For many years, consumers spent more of their income and borrowed more. There were only 2 modest recessions during this time in 1991 and 2001. This increase in wealth made people very careless. It conditioned them to take risks which they should not have taken, because they believed the economy had entered into a state of prolonged prosperity.

If you have a feeling of preordained success about an investment, you are probably ignoring a lot of the risk factors you would normally pay attention too. People thought that risk had gone down because of lower inflation. They also felt that they understood risk better. People then began to take more risks because of these two false assumptions. Lenders began to lend money to people with high levels of debt, and they did it with silly and destructive interest rates. People assumed that stock prices would increase forever. For many years, Samuelson warned people that things would not continue to increase forever. Some of those people looked at Samuelson with pity, because he wasn’t taking part in the stock market increase.

Great gains inspire perverse behavior. There were people who owned 50 and 60 homes, who did not have a normal job, with a $30,000 negative cash flow per month. They would show you their list of properties with pride, because they were worth $4 million. They assumed they would be able to sell all their properties to people who were even dumber than they were. These kinds of people were sure that their investments couldn’t go wrong.

Before the bubble burst, people had high expectations for success, which allowed them to grumble about things not being good enough. The paradox at that time was that they could only have grumbled if they expected themselves to be heading towards paradise. The fact that things had been so good for them allowed them to criticize the actual conditions. When historians look back at this time, they will likely conclude that the times were not that good, even thought they really were; the times just weren’t as good as people thought they should be.

Roughly 2/3 of today’s population are too young in 1980. They were either not alive, or they were in their pre-adult years. They were not aware of the 70s and the high inflation, but even the people who lived during that time forgot about it.

Samuelson knows a columnist who wrote about Reagan’s leadership qualities. Samuelson does think that Reagan was a good leader, but the columnist did not address inflation at all. This history is the lost history. Professional historians and economists have engaged in an act of amnesia. This is scary because people will be more likely to make the same mistakes in the future. Samuelson thinks it is good to have the truth for the sake of truth, but also because if we don’t know the truth we will likely repeat our mistakes. There are prominent economists who are claiming that a little more inflation would be okay. Samuelson believes that if we encourage a little inflation, we will end up with a lot of it.

When society is used to good times, it can be difficult to ask for sacrifices, depending on what sacrifice you are asking for and why. Today, we have made more promises to people than we can afford to keep. Most of these promises are to retirees through social security, Medicare, and Medicaid. The cost of paying for those programs, when the baby boomers retire, will be staggering. Our children will be saddled with very high taxes, high budget deficits, or great cuts in other services. If we explain this to people, perhaps they would be willing to make some sacrifices. They may have to cut back on benefits for retirees, and raise the eligibility age for those programs. There may also be some sort of tax increase. None of our political leaders have made the case for sacrificing for our own interest. They seem to be waiting for a crisis to happen, which will force them to do things they should have done on their own.

There seems to be a popular conception that hyperinflation will likely occur in the next 20 years. However, based on our current scenario, Bruce does not see this occurring any time soon. Bruce and Samuelson are more considered with short term deflation. Samuelson doesn’t understand how you get higher inflation when you have empty shopping malls, 10 percent unemployment, and surplus factory capacity. As long as the people running economic policy in this country don’t come to the conclusion that higher inflation is better, we shouldn’t have it in the near future. When Samuelson says near future, he means 3 to 5 years.

In the long term, some people say that we will have to inflate because we have so much debt. The problem is that it is not easy to inflate your way out of debt. Forty percent of inflation turns over in a year or two. If you raise the inflation rate, you don’t really erode the debt, because you just have to refinance it at higher interest rates. In theory it seems like a practical choice, but in reality, it is not realistic.

Economists make the mistake of assuming that the economy responds in a mechanical way to credit, interest rates, government spending, and taxes. These things are significant, but Samuelson doesn’t think they are everything.

What happened in Japan was that they had an economic model, from the 50s to the middle 80s, which worked well for them. They had an export led economy, and they had an undervalued exchange rate. Their domestic economy was not very dynamic, but their exports kept growth and investment high. That model didn’t work in 80s because the exchange rate appreciated dramatically, and their exports became less competitive. This caused the Japanese to settle into a low growth mode, and they haven’t found a different economic model that works better. Contrary to what people learn in college economics, monetary and fiscal policy cannot change that kind of problem. The Japanese efforts to expand their economy through large budget deficits and loose monetary policy didn’t work. Their policy was dynamic internationally, but not domestically, and Samuelson thinks that is the problem in Japan.

If deflation became anticipated, it would be very destructive. Samuelson doesn’t think that modest price decreases would be that bad for a little while. However, if people think that prices will decrease forever, then they won’t borrow money, because their debt burdens will rise. They will postpone buying because the car they could buy today will be expected to fall even more in the future. This mentality will reduce demand, and then unemployment will increase.

Bruce asks Samuelson about what has changed in the baby boom generation’s expectation for retirement. Samuelson claims that this question is a little above his competence, because he is at the very edge of the baby boom generation. Samuelson feels that his retirement has become much less certain. He has saved a fair amount of money, but one thing he has learned is that markets don’t always increase. For example, if you have $100,000 on Thursday, six months from Thursday you may only have $100,000 minus 30 percent of its value. If you thought that money amount would be adequate to supply you through retirement, you may discover later on that it isn’t. That whole generation is probably feeling that same way about their retirement savings. Bruce thinks this mentality will cause a scenario that will not be inflationary. The economists that Samuelson talks to claim that people have short memories, so if we get into a fast growing economy for a few years, then their mentality of fear will disappear. However, Samuelson tends to agree with Bruce in his belief that these setbacks will leave people with a scarred mentality.

Samuelson wrote that the baby boom generation was the benefactor of large chunks of profit. They had the stock market increase, and then they had the real estate increase. This caused the baby boom generation to accumulate a lot of equity. Most of the GDP growth after 2002 came from equity growth and the extraction of it. Bruce wonders what is going to fuel the GDP growth going forward. This makes Bruce think, “How will we get inflation if we will have difficulty obtaining a moderate GDP growth?” Samuelson says that in an ideal world, the source of growth for the next 10 years would come from higher exports, fewer imports, and investment related to those thins. Also, more investment into our energy infrastructure might help as well. Specifically, natural gas could help us a lot now that we know we have more than we previously thought. Also, oil production can make a big difference for our potential economic growth.

After the Great Depression, a pact was made between the government and big business. Bruce asks if Samuelson sees another pact being made today. Samuelson does not see another pact being made today. The pact that occurred in the past was informal and unstable. After World War II, businesses did not want to be reviled in the same way they had been during the Great Depression. Because of this, businesses submitted to social and economic regulation in return for continued market freedom. What we should have today is a generational pact in which the baby boomers agree to reduce their benefits, so that we can take those burdens off of the young. This will allow them to start businesses, have children, and live in such a way so that a significant chunk of their income isn’t being drained to support their grandparents. Bruce completely agrees with this. There are plenty of people who can afford to pay for their own retirement, instead of having their grandchildren be taxed for it.

Robert Samuelson has created one heck of a book: The Great Inflation and Its Aftermath: The Past and Future of American Influence.

89-TNG Radio – I Survived Real Estate 10-4-08

Friday, October 3rd, 2008

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I Survived Real Estate 2008

Part Seven

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Part seven of “I Survived Real Estate 2008” picks up with the panel interview from the last session where Bruce talks about how Wall Street keeps calling to find out when bottom is so they can profit even though they are part of the reason we’re in this current situation.

Rick talks about large pools of money purchasing these loans at deep discounts and then fixing the principles of the people in the homes.

Bruce then responds by talking about HR3221 about how HUD can buy first trust deeds at a discount and how the new structure would allow them to alter the loan of the person in the property. Bruce worries about the ramifications of this program. It is limited in who can apply since it applies to adjustable mortgages only. The people who really get burned are those next door who qualified for a fixed loan and are making the payments. They did everything correctly but they don’t apply for the principle reduction. With California being a non recourse state, Bruce worries the dominos that might fall. Bruce then asks Philip Tirone if bailing from mortgages is becoming more acceptable.

Philip says clients don’t care about the moral issue of walking away; they are more concerned about the credit ramification. Philip talks about the raised loan limits and how everyone thought it would make a difference. They think things are going to help but when you get into the legislation, it doesn’t.

Bruce agrees with Christopher in that the median price has to become more reasonable. Christopher thinks another 6 months and everyone will qualify.

Tommy Williams brings up the very important point of moral hazard in letting something like a bailouts occur. Not holding consumers accountable sets up a larger problem for the future.

Bruce asks Christopher about Merrill Lynch taking .22 cents on the dollar for a $30 billion package of CDOs . He says they actually got 5% in cash and carried back a note and guaranteed the pile. Bruce asks whose money was actually lost. Christopher says it was the consumer investing in their company. Christopher says this buyout is another instrument and accounting mechanism. The financial system, Christopher says, is an absolute mess. All banks are having a difficult time. We’re having an issue with cash because of it.

Bruce asks Christopher about how FDIC can handle writing these sort of checks and if the government will just keep writing checks. Christopher says that they’ll have to be bailed out as well. Bruce asks if stagflation will be a problem. Christopher says he doesn’t think it will be an issue.

Bruce asks Rick Sharga about the difference between a bank owning a loan and the individual owner. Rick explains how the process works. Banks can accept the losses but the private investors can’t as easily take the hit. These loans are not as flexible as the securitized loans. Bruce talks about HR3221 and how the second must be wiped out first.

About 10% of the foreclosures list in Riverside being non-owner occupied but 70% out of the 90% that are owner occupied have simultaneous first and second at the time of purchase. Almost 100% of these properties are 100% financed.

Joel Singer brings up refinancing. The number of first payment defaults is huge because of bad credit and no skin in the game. The good news, he says, 2 out of 3 will stay in their home most likely. However, he is much more concerned about price drops then the mortgage resets. He thinks more people will walk if the prices get too low.

Bruce also brings up unemployment and how it will continue to go up. He says out migration will then probably force more to leave.

Bruce asks Annemaria if loan tightening happens during every cycle. Annemaria talk about how there’s a cycle and she thinks that this will never happen on this scale again. Lenders are in sheer panic because of what’s gone on and all the legislation now being presented. It’s a little late to implement since everyone has already got in. Bruce feels once we get into a safe market, the next person will dream up the next special mortgage.

Christopher says financial investors are always slipping in risk and hiding it. Incentives from Wall Street are bazaar and we need to not trust them so this doesn’t happen.

Bruce sees the foreclosures coming as being a huge problem and much worse then the 90s. In the 90s we had two times as many sales as we had foreclosures. This year, we’ll have two times as many foreclosures to sales.

Joel Singer says the 90s downturn was caused by unemployment. There were 7 years where prices were flat. Joel is curious to see if the market will clear faster because of the steep price drop. He thinks we have to make the market clear and he feels that it really already has. Joel is stunned at how many sales are currently being made and he doesn’t think it’s investor purchases. It’s cheaper to buy then rent in some places. Builders are having a hard time competing because homes are being bought below replacement costs.

Bruce talks about his Grand Junction, Colorado experience buying all of HUD’s condos. Bruce set all the costs at $8,000 a condo but no one would buy because the market was too scary. Emotions definitely play a role.

Rick says he talked to a man who handled the REO assets at a credit union and the man was wondering if RealtyTrac could supply him a list of who owned the first. Rick was surprised since he thought that would have been information that was gathered. The man said they did not have the information as little information was gathered on the first mortgage and little was taken on the homebuyer. More next week or see YouTube or Google video for the entire program. Next week is the final week of the audio.

The following partners and sponsors without whom the event would not have been possible:

Platinum Sponsors:

The San Diego Creative Investors Association (SDCIA): sdcia.com

Investors Workshops: investorsworkshops.com

Frye Wiles: fryewiles.com

Proxibid: proxibid.com

White House Catering: whcatering.com

MVT Productions: mvtpro.com

Pechanga Resort and Casino: pechanga.com

The Denver Nuggets: nba.com nuggets

The Chicago Bulls: nba.com bulls

The Cleveland Cavaliers: nba.com cavaliers

Gold Sponsors:

7 Steps to a 720 Credit Score and Philip X. Tirone – 7stepsto720.com

Chicago Title – ctic.com

Elite Auctions – sellwithauction.com

Foreclosure Trackers – foreclosuretrackers.com

Investors Resource Center of America LA and Steve and Robyn Love – irca-losangeles.com

Las Brisas Escrow – lasbrisasescrow.com

National Club of Real Estate Investors and Sam Saddat – ncrei.com

Northern California Real Estate Investors Association (Norcalreia) and David Granzella – norcalreia.com

North San Diego Real Estate Investors and Linda Wessels – nsdrei.org

RealtyTrac – realtytrac.com

RE Ventures and Michael Pines – reventuresrealty.com

Real Estate Investors Club of Los Angeles and Phyllis Rockower – realestateclubla.com

Real Wealth Investor and Scott Whaley – realwealthinvestor.com

Saddleback Valley Communities – svc4.com

Silverstar Finance and Janet French – silverstarfinance.com

Sunset Hills Memorial Park and Mortuary – sunsethills.cc

The Mission Inn – missioninn.com

The Mortgage Equity Group – http: themeg.net

The Naked Real Estate Investor Club – Rosie Nieto – nakedrealestateinvestorsclub.com

The Short Sale Processor and Nick Manfredi – theshortsaleprocessor.com

Virtual Real Estate Tour and Layla Tusko – 1wealthcreation.com

Wholesale Capital Corporation – wccmtg.com

60-TNG Radio – David Berson 3-22-08

Friday, March 21st, 2008

David-Berson

David Berson

Senior Vice President, Chief Economist and Strategist, The PMI Group, Inc.

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Bruce Norris is joined by former Chief Economist with Fannie Mae and current Chief Economist with PMI Group, David Berson. Bruce and David discuss what PMI Group does, mortgage insurance, risk lenders are no longer willing to take, the size and scope of PMI Group and its services, risk averse lenders and how it all changed, practices of lenders and pushing the credit envelope in cycles, unsustainable trends and the end of subprime, lenders passing loans through new vehicles not previously available, mortgage-backed securities and CDOs, portfolio lending, expansion of Fannie Mae and Freddie Mac and what the effects will be, investors and their assumption of risk for mortgage-backed securities, credit ratings and how they misled investors, the issue of looking backward and not forward, why pricing inflation saved the day, if the worst over, home sales and price stabilization, California in a recession, the economic signs of a recession, consumer spending, what happens if consumer spending dwindles, unemployment rates and its importance to the market, what happens if wages decline, Realtors and jobs in California, impact on bond insurers if ratings are lowered, separating muni bonds from subprime bonds, what happens when insurers go out of business, mortgage defaults, unanticipated price drops, when Fannie Mae started to be concerned, the national scope of price drops, Great Depression talk and if it’s exaggerated, raising loan limits for Fannie and Freddie, the FED and their solutions, moratorium on foreclosures, what signs to look for in a recovery, bond yield spreads and what they might say about interest rate moves by the FED, stagflation, and the percentage of housing market for employment.

As Chief Economist and Strategist, David Berson’s responsibilities include domestic and global market research and planning, support of government relations and public policy, and strategic environmental planning. He also acts as a PMI spokesperson on topics related to global economic housing, and mortgage market conditions, prospects, and policy.

Berson comes to PMI from Fannie Mae, where he was Vice President and Chief Economist since 1989. At Fannie Mae Berson was responsible for advising the company on national and regional economic, housing, and mortgage policy and conditions, including forecasts and analyses of the economy, interest rates, and housing and mortgage finance markets. Berson was also a senior member of the corporate strategy group, where he provided alternative views and risk analyses based on economic and market changes.

Prior to Fannie Mae, Berson held senior management positions at Wharton Econometric Forecasting Associates overseeing domestic services, financial analysis, and modeling. As well, he has held several teaching positions at the University of Michigan, Claremont McKenna College, and Claremont Graduate School. Berson has published more than ten papers on the U.S. housing and mortgage markets.

Berson received a Ph.D. in economics and a M.P.P. in public policy from the University of Michigan, and a B.A. in history and economics from Williams College. He has a long history of civic activity and currently serves on the advisory board for the Middle Patuxent Environmental Area and the board of directors for Crossway Community, a transitional housing project for homeless families.

Listen Now

http://www.thenorrisgroup.com/

51-TNG Radio – Mark Dotzour 1-19-08

Friday, January 18th, 2008

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Dr. Mark G. Dotzour

Chief Economist at the Real Estate Center at Texas A&M University

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Bruce Norris is joined once again by Chief Economist and Director of Research for the Real Estate Center at Texas A&M University, Dr. Mark Dotzour. Bruce and Dr. Dotzour discuss commercial real estate, how commercial real estate will see similar financial problems, how the decline in the U.S. dollar makes real estate to foreigners look cheap, CAP rates and the future of commercial real estate, how CAP rates work, how Texas compares to California in price and market cycles, Texas and price inflation in the coming years, migration to Texas, how Texas is the number one exporting state in the country, unintended consequences of government solutions for the lending industry, Greenspan’s take on fixing the economy, how Bernanke compares to Greenspan, how Fannie Mae and Freddie Mac will come into play in the coming years, and possible tax law changes.

Dr. Mark G. Dotzour is the Chief Economist and Director of Research for the Real Estate Center at Texas A&M University in College Station, Texas. He earned his Ph.D. in the Department of Finance at the University of Texas at Austin in 1987 and served as Associate Professor of Real Estate and Finance at Wichita State University for 10 years. As Chief Economist, he is currently doing market research to monitor how global and national trends are likely to impact residential and commercial real estate markets.

Prior to his academic career, he was president of Gleneagles Development, Inc., developing residential subdivisions in Wichita, Kansas. He also served as president of Dotzour Inc., Realtors, which was a residential brokerage firm in Wichita.

He has been at the Real Estate Center since August, 1997. Since then, he has published 59 articles in magazines and given over 700 presentations to more than 90,000 people. His research findings and comments have been published in the Wall Street Journal , Money Magazine, USA Today and Business Week. He was a recent guest on the Jim Lehrer Newshour on PBS.

50-TNG Radio – Mark Dotzour 1-12-08

Saturday, January 12th, 2008

mark_dotzour

Dr. Mark G. Dotzour

Chief Economist at the Real Estate Center at Texas A&M University

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This week, Bruce Norris is joined by Chief Economist and Director of Research for the Real Estate Center at Texas A&M University, Dr. Mark Dotzour. Bruce and Dr. Dotzour discuss how global trends have affected residential real estate, how interest rates are determined, how central banks have lost some control over monetary policy, how the lending industry is changing, how lenders found out the ultimate way to protect themselves from risk, bond agencies missing that risk, how the U.S. has exported some toxic paper and why it worked, the ramification of downgraded ratings, the credit crunch, how the U.S. just started seeing the damage from the mortgage market, how March will bring more realistic news, foreign investors, China and credit securities, real estate boom in foreign markets, what our interest rate should really by in the current market, how the U.S. would see higher interest rates, inflation in the U.S., recession and effects on Asia, stagflation and comparison to past cycles, why real estate is in demand as an asset, and Texas prices.

Dr. Mark G. Dotzour is the Chief Economist and Director of Research for the Real Estate Center at Texas A&M University in College Station, Texas. He earned his Ph.D. in the Department of Finance at the University of Texas at Austin in 1987 and served as Associate Professor of Real Estate and Finance at Wichita State University for 10 years. As Chief Economist, he is currently doing market research to monitor how global and national trends are likely to impact residential and commercial real estate markets.

Prior to his academic career, he was president of Gleneagles Development, Inc., developing residential subdivisions in Wichita, Kansas. He also served as president of Dotzour Inc., Realtors, which was a residential brokerage firm in Wichita.

He has been at the Real Estate Center since August, 1997. Since then, he has published 59 articles in magazines and given over 700 presentations to more than 90,000 people. His research findings and comments have been published in the Wall Street Journal , Money Magazine, USA Today and Business Week. He was a recent guest on the Jim Lehrer Newshour on PBS.

37-TNG Radio – Aaron Krowne 10-13-07

Friday, October 12th, 2007

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Aaron Krowne

Webmaster of The Mortgage Lender Implode-o-Meter

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Bruce Norris is joined once again by Aaron Krowne who is the webmaster behind The Mortgage Lender Implode-o-Meter. Bruce and Aaron discuss the overall economic health of the United States, what real estate could do to unemployment, recession, who has the power to fix the problems, and if stagflation is possible.

Aaron Krowne is a computer scientist and economics enthusiast who has been blogging and writing freelance on economics and finance topics for the past few years. He founded The Mortgage Lender Implode-o-Meter at the beginning of 2007 to draw attention to the problems in the housing finance sector and economy at large.

Krowne also founded PlanetMath.org back in 2001, which continues as a wiki-like mathematics-centric online community. Krowne has recently left his job in research at Emory University’s Woodruff Library to work on web information projects full time.

Krowne lives in Atlanta, GA, and thus is no stranger to the effects of the bursting housing bubble. He blogs and posts articles at autoDogmatic.com, iTulip.com, WallStreetExaminer.com, and maintains a Furl.net link archive (under the handle “akrowne”).