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California Real Estate Headline Roundup

Posts Tagged ‘Vallejo’

By Bruce Norris .

275-TNG Radio – James Spiotto 4-28-12

Friday, April 27th, 2012

James Spiotto

James Spiotto

Head of the Special Litigation, Bankruptcy and Workout Group

(Full Bio)

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This week Bruce Norris is joined again by James Spiotto. Off-air Bruce and James were talking about the trustees’ responsibility and mandate. One of the things Bruce read about was the Board of Trustees Responsibility had to do with CalPERS, and from reading it he realized it boxed them into something that seemed so confining they might not be able to make the right decision. The article said, “The trustees’ primary duty of loyalty is to the beneficiaries of the trust. The trustee is under a duty to the beneficiary to administer solely and to the interest of the beneficiary. The trustee must not be guided by the interest of any third party. The unwavering duty of complete loyalty to the beneficiary of the trust must be to the exclusion of the interest of all other parties. When Bruce read this he thought he could be a trustee; and he had been involved in running partnerships for people’s money where the sole decision was his. There are times where he has made decisions that cut losses but created a loss at the same time, and it was the best decision.

Bruce said in a way this is what he is looking at. He wonders if the math will not work for a lot of what has been promised. If this is a fact, then duty of the trustees is to take into account the best interest of the beneficiary and make a decision that they think might be breaking their promise as a trustee. James said sometimes we forget that we view ourselves more as advocates for a position than the responsible adult in the room. In the true sense of a fiduciary, it may be better to do what is sustainable and affordable over time than to buy into promises that can never be fulfilled. One of the biggest challenges of people in connection with workers and their pension and their future is that if you cost a municipality too much, you ultimately see fewer employees and fewer benefits long-term. If you work with the municipality to maximize its value and its taxpayers with good services, you will wind up with more people coming and more potential for the fulfillment of any promise that is made.

Sometimes, especially for the younger workers, asking for too much now will lead to less for everyone later. Everything has to be balanced. Aristotle used to say, “Virtue was nothing in excess.” That is truly a guiding principle for fiduciaries. One of the things to keep in mind is being a true supervising adult, both on the municipal and the pension side, means working together with the other party to make sure the long-term goals are met, not just the present or near-term payments. When you have a 3-year process+ for Vallejo, it seems like that probably did not occur. One of the problems, unfortunately, was Chapter 9. That is why it is the last resort and has been used so sparingly. It is complicated, time-consuming, and is very costly. It is also not predictable, so you may go in saying you’re going to do one thing, but the pushes, shoves, and demands may come out entirely differently.

If you have a city employee, it seems once a promise is in place it is in place permanently for a specific person. Now if a new employee is hired under a completely different set of circumstances, possibly not having a defined benefit plan but another person in the company does, Bruce wondered if there would be any ramifications for that. James said long-term the municipality, just like the state, is a sub-sovereign. It can pay, or it can choose not to pay. However, you can be sued for not paying. However, if it does not have money to pay, then it cannot pay. Everybody has a vested interest, not only in their pension, but in another sense of the word vested, have a vested interest in making sure the municipality prospers and grows. If you charge too much, we all know what happens, no matter what business or municipality it is. If the prices are not sustainable and affordable, there will be less and there will be pain.

It is the younger worker and future workers that are important to the future of the municipality. If you really want your pension paid and the promises kept to the degree possible, the best thing to do is help that municipality be very sustainable and affordable, and sometimes less may mean more. By asking for everything now, you may get far less, and others may get nothing. The key phrase here is “promises kept to the degree possible.” Bruce wondered if the promises in place can be kept. James said depending upon the various calculations, if you look at state and local governments various studies by various individuals say under-funding could be $1-$3 trillion. It is unknown if this is accurate because investments and other rules may make it hard to calculate, but it could be a very large number. If you stop making a house payment, the lender probably has the recourse of going after the property, and they will sell it for a certain amount of money. When you have the arrangement, like with CalPERS, it seems like it is a superior lien where even if you cannot pay it now, it will hang around in first position forever.

James said first, no one likes to see any worker shorted because it is not fair. At the same time, if we don’t make the promises realistic, sustainable, and affordable, we are really doing a graver injustice. If we cost too much, the municipality will raise taxes, and we know from the city of Bridgeport in 1991 that they had to raise taxes to balance their budget because of state law. You raise taxes, and tax payers, corporate and individuals leave. You then have less tax revenue. If you raise taxes more, more leave, and you create a death spiral. This is why things need to be restructured. We talk about the rights of sovereigns, and everyone recognizes that at times certain rights have to give way to the corporate or public good. The public good here is to maintain the municipality in the essential governmental services. Sometimes, we may have to adjust those, not because we want to cause pain to anyone, but we actually want to make sure that they get the most of the benefit of the bargain rather than asking for too much now, which causes people to leave the municipality and there is less to pay in the future.

James was just asked to testify regarding the ability or inability for a state to declare bankruptcy. Bruce wondered if at this point that is not possible for a state, and if he sees this is any way changing. James said since the late 1800s no state except for one has defaulted on their general obligation bond. Arkansas had a problem in the Depression in 1933, but they refunded it promptly thereafter. States have a long history of paying their debts. States are sovereigns, and if you tell a sovereign you can declare bankruptcy, that will create a perception in the market that states will pay their debts. They have traditionally, and they are a safe credit and can borrow money at a low cost. If you add bankruptcy to it, there is a fear that if they now can file bankruptcy then maybe the risks are far greater than they thought and they therefore need to charge more.

We are back to the three percentage points a year that is 90% more over the term and simple, and Bruce, James, and everyone listening are the taxpayers who pay this. We want to keep the borrowing costs low, keep the perception of credibility high, and therefore James does not think bankruptcy does anything. The ability to declare bankruptcy does not give you one more dollar in taxes. It may cause people to charge more because of the risk. The ability for a sovereign to say they can go into the proceeding is probably not as beneficial as having the sovereign deal with their problems responsibly and hopefully as true statesmen before you let it go beyond where it should be. We need to get back to doing some of the hard things that we need to do to make sure things are sustainable and affordable. We need to address the problems that need to be addressed and not tip over the situations that are beneficial.

James had mentioned a long-forgotten policy off the air when he talked to Bruce about a rainy day fund. It seems something like this would be common sense, but often the common sense things that we have done have been attacked with people asking why the funds need to be kept. They keep asking why they are taxing more than they should. The reason why is because revenues have always been choppy. We have had business cycles and economic cycles. Things go up and down. Municipality, state, and local governments have been driven away from rainy day funds because people felt there was evidence of over-taxing. However, it was actually good management. Bruce recalled former President Bush talking about us giving back people’s money when there was a surplus. Looking back at the end result of the tax cuts, this probably was not the best idea and we probably should have had some surpluses. James said the real call for everyone is we have to do the right thing. We don’t want to overtax, but we don’t want to under tax either because we want to pay our debts and make sure that the burdens and obligations that have been accumulated are not passed on to our children and grandchildren.

Bruce said when the state has a negative budget deficit like California does, it is really not employees of the counties or cities, but they have their own band of problems as far as promises for people that are working for the state. Bruce wondered if it is the same type of thing for CalPERS. James said yes and that you have state employees paid by the state taxes in California, education is the first priority, and there are general obligation bonds. They have a series of priorities by Constitution for the payment of their debt. If there are not enough funds, what unfortunately states do is they slow pay, which is sometimes very similar to not paying.

At one time we had an I.O.U, and the SEC said you have to respect the security. One could even question if the Federal Government SEC should be talking anything to the state, which is a co-sovereign. However, they were probably talking about the security laws, which they have jurisdiction over. Generally, the states can come up with creative ways of dealing with it. It all goes back to how you create benefits for your citizens, giving the best education that you can which would then attract employees with an educated work force looking for those opportunities. James said he thinks we have sometimes emphasized benefits without the meaning of the benefit. This means the benefit is better municipal services and better improvements. We get there by making sure we educate our citizens, provide job opportunities for them, and help them to help themselves get to the level that they want to in society. Often it is creating that education along with business and providing the educated workers for business that help communities grow and prosper. Once you start losing that benefit, you start losing taxpayers, business, and we really get into a difficult situation for municipality.

Wall Street has gone through the 1% episode, and in a smaller sense Bruce wonders if you are a citizen of a city and are looking at the benefit package of somebody who works for the city, would there be some resentment building in that sense where some have gotten a really good package while others are going to get less services than they thought they were deserving of. The cost is going to be greater for even those services. Bruce wondered if this sets up a little animosity against the people providing the services. James said to some degree asking for more than you should get is self-deceiving. If you are not going to provide the services but it is not going to be that energetic municipal body, state or local, that has provided the jobs, education, and stimulus to make people want to live and be there, then long-term you are not sustainable and affordable. It’s all going to fail, and the secret to success for a state or local government is maintaining and growing, not to reduce benefits and make it less attractive or raise costs beyond that which can be afforded.

Bruce wondered if there is a sovereign debt resolution or if it is only a suggestion right now. James said it does exist to some degree. One of the debates with the workers, taxpayers, and elected officials is agreement on what is sustainable and affordable. What are the essential services that need to be provided, and how much will it cost. This is what has to be paid first. The question is the cost, what can be paid to workers based on that level, and what can be paid in pension benefits based upon it, and finally what is sustainable and affordable. We don’t want to under tax people since that is unfair to the workers and to others, but we also don’t want to over tax them because people will move out. The first thing to do is come up with a quasi-judicial body that is going to determine the type of recovery plan and budget that is sustainable and affordable. Then, you go through appropriate discussions; negotiation, mediation, and arbitration that people come to voluntarily or enforce it as a determination and make it stick. At the end, you need an “or else.” Doing it voluntarily may be better for you, or else we will determine what it is and you have to live by it.

Bruce wondered if all James just said is in the power of the Chapter 9 Bankruptcy a it exists now. James said what you can do is you can turn the Chapter 9s into the prepackaged plan that we used to have for corporations. The “or else” determined by this quasi-judicial body, authority, government-protection authority makes those determinations and can enforce them through a Chapter 9. Corporations would use pre-packaged bankruptcies and could be done in 30, 60, or 90 days. The benefit of that is you don’t have to pay all the costs and expenses to go on three years.

There is a quarterly report that rates the debt of countries, showing which are in trouble. Greece is completely off of the bad list now; it’s not even in the top ten. Bruce thought this was interesting and wondered about Vallejo and if they have a credit hit their ratings down or their cost-to-credit up because of a bankruptcy. James said this is the biggest fear. The question is how you go back to the market and what you say to the market when you go back to it. There is a statement “backed by the full faith and credit,” and it has to mean something. It’s hard to say, “This time I mean it.” That is the unintended consequences of any of these actions not to pay people what they thought they had already earned. You cannot really afford to go down that road. We therefore have to figure out how to be as honorable as possible and pay people what they are supposed to get.

In the appendix of his report, James had one chart that showed bankruptcy filings over the course of a long period of time beginning in ’37 broken down. During the inflationary years, that was the cleanest time for any bankruptcies. It seemed cities did very well when interest rates were completely nuts and inflation was very high. Bruce wondered why this happened, and James said it was very countercyclical. When you are in an inflation period, revenues, income taxes, sales taxes, and real estate taxes are more. The tax revenues are coming in, and the municipalities are not having the problem. When you get to the time where people lose their job and businesses have a hard time paying their bills let alone their taxes along with values falling, you wind up getting less. Meanwhile, your costs keep going up at a somewhat standard rate. This is why you find municipalities in their troubles and problems follow economic downturns rather than our lead indicators. We could use a good bout of inflation.

As James and Bruce had talked about, a high tide raises all boats. Unfortunately, when we are trying to manage low to no inflation and very low interest rates, there are consequences not only to seniors and their investments, but elsewhere also. Inflation has ravages as we have seen in Germany in years gone by and in other countries. No one wants to create this kind. However, some inflation is not necessarily bad.

James has another chart that compares the Great Recession Years and the Great Depression years as far as ratio of state and local debt to GDP. If you look at the years we are in right now, we are definitely not where we were in the Great Depression and Recession, but Bruce wondered where we are now and if we are worse than we would have been, for example, in the ‘90s recession. James believes with our last downturn on a GDP basis, half of the problem was during the Great Depression even though people believed it was a lot closer. If you look at unemployment in the ‘80s and the ‘90s, we were not very dissimilar in the early ‘80s to where we are today. The filings for Chapter 9 were also very high in the early ‘80s. This was because we were suffering some of the pain. In the ‘80s you had rainy day funds, a lot of surplus, and you still had growth in communities. Today communities have aged even more and are less susceptible for growth, whether it is in the Rust Belt or elsewhere. Those are the types of problems where we need to recreate, regenerate, and hopefully renew so we come up with a very viable city or municipality going forward.

For more information about The Norris Group’s California hard money loans or our California Trust Deed investments, visit the website or call our office at 951-780-5856 for more information. For upcoming California real estate investor training and events, visit The Norris Group website and our California investor calendar. You’ll also find our award-winning real estate radio show on KTIE 590am at 6pm on Saturdays or you can listen to over 170 podcasts in our free investor radio archive.

274-TNG Radio – Jim Spioto 4-21-12

Friday, April 20th, 2012

James Spiotto

James Spiotto

Head of the Special Litigation, Bankruptcy and Workout Group

(Full Bio)

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This week Bruce Norris is joined by James Spioto. James is a partner with Chapman & Cutler Law Firm in Chicago. He is an expert on the municipal bankruptcies, and he produced a document called A Primer on Municipal Debt Adjustments that Bruce recently read. Mr. Spioto is head of the Litigation, Bankruptcy and Workout Group. He has represented banks and bank groups, insurance companies, institutional investors, funds, indenture trustees and bondholders in litigation or workouts for more than 400 troubled debt financings in over 35 different states and ten foreign countries. He has testified in front of Congress a number of times.

Bruce first asked what James’s feeling was when he heard the word “entitlement” because up until the previous night Bruce had a different definition. He wondered if the word had a positive or negative connotation, both to himself and to people in general. James said the question that all of us really ask is what we are entitled to. Bruce said it bothers him that it usually seems like a negative term. James agreed and said in one sense we should not ask for more than what we justly deserve; and in another sense we look to the municipalities and the states to provided essential governmental services. This not only includes public safety, but health, welfare, and education. Whatever the right level of this is the government working with its citizens.

At some point it may come to the agreements being arranged where we will be taking away some of these things in a Chapter 9. However, if you are working for one of those municipalities and that is what you decided to do as a career choice, you probably made that decision based on the concept that you knew you were giving up something but were gaining quite a healthy retirement on the back end. Bruce never thought of this, but the way it was described in the CalPERS document was as earned income that you were just going to receive later. In some ways it changed Bruce’s opinion of how lightly we should view not giving people what they have already earned. In a question of fairness from the workers’ perspective, they believe this to be part of the benefit of their bargain.

If you go back in history and in time, 40 years ago pensions were viewed as a gratuity in the municipal context and treated as such. States then started to put into either their constitution or their statutes provisions that made them a contract enforceable.  Some even went so far as to put in Constitutional amendments that said you could not impede or diminish contractual obligations for pensions. That is a far change from a gratuity, which is an interesting development regarding municipals.

There are different vehicles for retirement, and the one that seems to be the dominant problem would be something called “defined benefit” as opposed to “defined contribution.” If we recall what happened with corporations years ago, we used to have defined benefit programs too. They found out, and we saw a series of bankruptcies and Chapter 11s. Those plans were either rejected before a 401k plan or a defined contribution plan came in and replaced them. What our corporations saw was in a defined contribution plan, you promised a fixed return to the employee overtime regardless of how you did investments and how the corporation may have done them. What we found out was they were not able to make the return or afford the promised benefits. What they determined was in a defined contribution plan, they could basically make the contribution since it would be fixed. They could put it into their forecasts, and it was far more economically feasible for them to meet those promises. In the defined benefit, it was impossible to predict what the real cost would be. In a defined contribution, you were going to receive that benefit.

If you looked at the scope of a CalPERS program where you have 500,000 people already retired and another 1.1 million involved that have not yet retired, Bruce wondered if most of those people were on defined benefit programs. James said unlike corporations today, which virtually all of them are defined contributions if they have a pension program at all, in government they have generally been a defined benefit. There is a trend going on right now to try to change this. A lot of it is based on a percentage of salary based upon years of service times a certain percentage of your highest pay. It would be interesting if you had an investment like in 2008 where CalPERS probably lost principal. With this, ultimately the designated back holder is still the employer. No matter how things work out, it always is supposed to work out where the defined benefit is a guaranteed future stream of payments, no matter what happens. It is basically a question of risk-shifting or risk-sharing.

In a defined benefit program, the employer, in this case the municipality takes the risk of the market and the risk of what benefits will be able to be paid because you are guaranteeing that the employee will get that benefit during their retirement years. This seems like such a wildcard that it has to probably have a negative end. If a city runs out of money, this is where Chapter 9 bankruptcy begins to be a tool. Yet, it seems the thing that is causing the biggest problem is the least defected area. For example, if you look at Chapter 9 bankruptcy, then you need to ask why a city would go that route and what the benefits are that might be accrued if they do that. James said it is hopeful to start with discussing how Chapter 9 first came about in the first place.

Chapter 9 came about during the depression when we had over 4,000 cities that were suffering lawsuits and a real demand on Congress to find a solution. They could not afford the lawsuits, let alone the ability to pay the debt that was being sued on. Congress came up with Chapter 9 after a couple starts to get it constitutionally correct. By 1936, we had Chapter 9 that was determined to be constitutional because you had a relationship between the state and the Federal Government where they were both co-sovereigns. Given the tenth amendment, the Federal Government cannot interfere with the Government affairs or revenues of the state and of its subdivisions. That becomes a very important item in developing it. It has been used practically very seldom if you look at its counterpart for corporations.

Since 1936 and 1937, there have only been 635 Chapter 9s. You have 80,000+ municipalities, but only 635 since 1937. Last year, you had over 11,000 Chapter 11s, so you can see how sparingly they are used. They are used generally for small, special tax districts or smaller municipalities. The reason for this is municipalities need to borrow money. They don’t have shareholders of equity to provide funding for them. No one can put their money in as a shareholder. To provide money other than collecting revenues on a regular annual basis for taxpayers, if they want to build a capital improvement, a road, school, sewer system, water treatment system, city hall, or court they need to borrow money.  The reason is because they cannot collect where it is not feasible to collect all in one year the tax revenues necessary to run the municipalities and build those capital improvements. Therefore, they spread it over 30 years by borrowing the money and paying it off over time.

Bruce wondered what types of debt a city has that causes problems usually. When you mention things like a sewer, this is probably revenue generating. They are probably programs that are municipal enterprises that create their own revenues, whether it is waste water, trash, electricity, or even toll facilities. If managed correctly and properly assessed, they generally charge rates more than sufficient to cover cost of the indebtedness and operation of the municipality. There are some services such as public service and education that come through general taxes, real estate, income, sales, or other revenue sources that are part of the governmental services that are provided.

You have different types of services provided, and some of them may or may not have revenue sources. The important thing is some issues such as pensions from employees, a lawsuit, or something where someone did something to where someone was hurt or harmed could lead to the other party receiving a judgment larger than they thought and not affordable.  The municipality would have to then deal with this. They can issue bonds to finance those unexpected liabilities. Adjustment bonds are provided most dates where they can issue ways of financing it, or they can consider ways of some form of debt resolution, which includes a Chapter 9. The problem is Chapter 9 is normally the last resource, because in order to borrow the money to build the infrastructures, you need credibility in the market. You only get credibility in the market if you pay your debts.

The cost for a municipality to avoid a problem, even if it is in millions of dollars, could be far greater to the municipality if it does not have access to make those capital improvements they need to make. However, they do not have access at a reasonable cost because even if you raise them1-3%, when you spread the 3% over the next 30 years you’re talking in simple terms 90% more paid by the taxpayers.

Bruce wondered if James sees the Chapter 9 tool being used more often in 2012 and beyond. He said there has been an interest in whether Chapter 9 will provide something more for municipalities than are under financial distress. Rhode Island has addressed this issue by giving their bondholders’ public debt a first lien on ad valorem taxes and on the general funds of the municipality in order to make sure they have access to the market. Then they have had towns such as Central Falls file for bankruptcy and fairly quickly resolve their issues since the bondholders and ability to borrow money in the municipal market was not in play. They were down to the debt obligations that needed to be adjusted that were the problem.

More often than not the real problem with Chapter 9 and some of the mechanisms is if it really allows one to effectively deal with it. Many times, with Chapter 9 for example, it does not provide any more revenue. It may tip over, i.e., effect relationships that are good deals for the municipalities, which you don’t want to happen. What you really want to do is selectively hit the targets that are your real problems, whether it may be pensions, a type of unprofitable business needing to be restructured, a judgment that needs to be negotiated, whether refinanced or solved in some way.

Bruce wondered if there is a natural priority debt structure for a city where if they declare Chapter 9 bankruptcy, there is still some debt that is more susceptible to discount or negotiation than others. James said there is and that there is debt that could be backed by a statutory lien. This is a state law that gives a lien to the holder of the debt and generally provides that the proceeds or value of it has to first go to the creditor and cannot be used for any other source. There is also what is called special revenues, which are generally revenues from different types of municipal enterprises that are pledged to the bondholders who provided the financing for that enterprise. They either have a gross or a net revenue pledge. The net means the net after paying operation and maintenance costs. Those special revenues will even pay us through bankruptcy and will be unaffected by bankruptcy. Likewise, a statutory lien cannot be taken away in bankruptcy; it has to be honored because it is a state law, and the Federal Bankruptcy Court cannot undo that state law granting that lien.

Bankruptcy occurred in Orange County back in the early 90s mostly because of a very specific investment strategy that went upside down. The people who were the bondholders were eventually paid back in full because they had a statutory lien, so there was really no choice. It was not only the right moral decision, but it was the right legal decision. Bruce got the impression that Orange County would prefer not to pay it back, but they really had no choice.

With Vallejo, it was a different story. Their bankruptcy, as with most bankruptcies, provided a precedent for a road map of what probably can be used by other cities in the future. There they had appropriation bonds, which are bonds that are paid by an annual appropriation because there is a building or facility that has been financed by that with a promise of appropriation to the degree that the municipality needs that facility or building. They appropriate money to pay the debt service, which is rent or some obligation to pay. That obligation would be appropriated because they don’t want to give up that valuable asset. If they fail to pay, there are generally provisions that prevent them from being able to at least use them if not lose that facility. It can then be re-lent to other parties for other purposes. Generally, those appropriation bonds, if there is a value there, should be received.

In Vallejo, they renegotiated the payments, and it was a settlement in compromise. There were water bonds that had special revenues that were paid throughout the bankruptcy and not impaired. There were general and secured creditors including the wages of the employees and their contract clients along with vendors and trade creditors, which were general and secured claims. They were paid the remaining percentage of their claim over time as part of the bankruptcy, which was only between 5-20% and was not a very big percentage.

Bruce wondered if they solved the structural issues that caused the bankruptcy, or if the problem is still there and only kicked down the road a piece. James said you have to look at the various types of municipal problems and solutions. New York City had municipal problems in 1975. They considered going into a Chapter 9 proceeding but chose not to.  They obtained some assistance from the state where the state through the municipal assistance corporation provided a backup for their financing, helped refinance their debt, provided some additional revenues for them, and worked through their situation. The same was true in Cleveland in 1978 and Philadelphia in 1991. We have more examples of states coming in, helping provide some grants and loans, moving some services to other governmental agencies, and salvaging or restructuring a municipal situation without the use of Chapter 9 in the larger municipal context. The issue with Chapter 9, whether it has been Vallejo or Orange County, has always been what pain will be suffered by the municipality on their taxpayers. In Vallejo, one question that lingers is a question about the services they had before they went in versus the services they had after they came out. Some have contended that some of the services are far less than half of what they used to be. The goal and mission of a municipality, as we all know, is to provide the right level of services to the citizens so that everybody not only wants to stay there, pay their taxes, but also attract business to other citizens to come live there and help it to grow and prosper.

If a city like Vallejo ultimately cannot generate the revenue to pay the people who are retired or going to be retired, Bruce wondered if there is a designated bag holder after the city that is called the state. James said for one, the city may or may not choose to get involved. Since it is the state and the sovereign itself, it can choose what it will do and what it will not do. Second, we always have to be careful of not putting on Band-Aids when we need a permanent fix. One of the issues that will be the challenge in the Vallejos of the future will be if this is really a permanent fix where we solve the problem, or did we just kick the can down the road to come up again in the future. Bruce said he would agree with this, and it seems like we do have a habit of no matter what the debt is we are experts at kicking it down the road and not solving it. Bruce does not know if Vallejo has solved their issue. You have half your police force and firefighters for a city of the same size, and at some point you have to say that makes it a little bit more of a dangerous place to live. This would not be the goal of any city.This is the concern of a lot of people who are working for the cities, and it seems the trend is for everyone to think that this responsibility can go away by simply declaring bankruptcy, and it was interesting for Bruce to read that this is not the case and should not be the case. These are debts owed on money they have already earned.

Tune in next week as Bruce continues his discussion with James Spioto.

For more information about The Norris Group’s California hard money loans or our California Trust Deed investments, visit the website or call our office at 951-780-5856 for more information. For upcoming California real estate investor training and events, visit The Norris Group website and our California investor calendar. You’ll also find our award-winning real estate radio show on KTIE 590am at 6pm on Saturdays or you can listen to over 170 podcasts in our free investor radio archive.