Friday, November 13, 2009

NAREIT 2009

Last year I attended NAREIT 2008 in San Diego and the mood was particularly bleak.
I recall one day checking my iPhone to see the market (US REIT Index) was down 14% in one day so clearly the mood was somewhat down.

I am currently reading that NAREIT 2009 in Phoenix is UPBEAT.
RBC Capital Markets analysts Rich Moore, Dave Rodgers and Mike Salinsky in a Nov. 12 report offered their thoughts on Day 1 of NAREIT's REIT World conference.
First, they noted the mood among attendees is "upbeat, substantially more so than in either of the past two NAREIT conventions," and that discussions of fundamentals, acquisitions and future opportunities have replaced the previous "obsession" with balance sheet issues. 

Thursday, November 12, 2009

McCulley from PIMCO - brilliant summation of the financial world as it is today

 

 

The Uncomfortable Dance Between V'ers and U'ers

by Paul McCulley

Around the world, in investment committee meetings and on trading floors (and at the Fed!), one question dominates discussion and debate:

How can it be that risk assets, notably common stocks, have been roaring ahead, presumably discounting a robust V-shaped economic recovery, while Treasury bonds are holding their own with a bull flattening bias, presumably rejecting the V-shaped hypothesis, instead discounting a U-shaped recovery as the base case, with a W-shaped outcome the dominant risk case?

One of these markets is wrong, it is commonly argued; the only question is which one. In the longer run, we here at PIMCO certainly agree, siding with the U-shaped camp. But that does not necessarily mean that one of the markets must necessarily capitulate to the other in the months immediately ahead. And the unifying explanation is simple: The Fed is committed to maintaining "exceptionally low levels of the Federal funds rate for an extended period." The Fed is also openly committed to being extraordinarily careful in reducing its elevated balance sheet, implying that a very elevated level of excess reserves/liquidity will be sloshing through the financial system for a long time.

To be sure, the Fed has been communicating repeatedly, with academic flourish, the technical details of its ability to eventually hike its policy rate, even with a bloated balance sheet and massive excess reserves:

  • Hiking, via its newly-granted powers of last fall, the interest rate it pays on excess reserves (IOER), which should act as a floor for the more visible Fed funds rate; and
  • Reducing excess reserves directly through massive reverse repurchases, including using tri-party repo arrangements, effectively augmenting the universe of counterparties beyond the capital-constrained primary dealers, to include liquidity flush end users.

But the Fed has also gone out of its way to communicate that discussions are about the "how" of its exit strategies, not a signal as to the "when," in the phraseology of the Financial Times' Krishna Guha. Thus, not only is the price of Fed liquidity set to hover near zero for an extended period, but the sheer volume of Fed-supplied liquidity is also likely to be flush for an extended period. In turn, as long as the Fed retains ownership of its longer-dated assets, sterilizing their liquidity effect via reverse repos, the Fed will remain not just the arbitrator of the Fed funds rate, but will also be a holder of market risk previously borne by the private market.

Thus, while rich risk asset prices can certainly be viewed as a consensus expectation for a strong recovery, such lofty valuations can also be viewed as a consensus expectation about the Fed's commitment to erring on the side of being too late, rather than too early, in starting a Fed funds tightening cycle. Indeed, one could actually be agnostic, even antagonistic, about a big-V recovery and still be favorably disposed to risk assets, in the short run. Historically, what pounds risk asset prices is either a recession or unexpected Fed tightening; or worse, both. Right now, it is hard to get wrapped around the axle about recession, since we've just had one, which might not even be over.

To be sure, the economy could have back-to-back recessions, as was the case in 1980 and 1981–1982. But that episode was associated with massive Fed tightening in 1979–1980, followed by massive easing in the middle months of 1980, followed by massive Fed tightening yet again, as Paul Volcker waged a two-step war against inflation. Presently, the Fed is openly declaring that it will maintain near-zero short rates for an "extended period," in the context of inflation below its implicit target.

Thus, as long as economic recovery appears underway, even if stoked primarily by (1) policy stimulus and (2) a turn in the inventory cycle, there is no urgent reason for investors to run from risk assets. Put differently, investors can be agnostic about (3) the strength of private demand growth until the one-off forces supporting growth exhaust themselves, as long as they don't have fear of Fed tightening.

In turn, a bull flattening bias of the Treasury curve, with longer-dated rates falling toward the near-zero Fed policy rate, can be viewed as a consensus view that the level of the output/unemployment gap plumbed during the recession is so great that disinflationary forces in goods and services prices, and perhaps even more important, wages, will be in train, even if growth surprises on the upside. Accordingly, Treasury players, like their equity brethren, need not fear the Fed, as there is no economic rationale for an early turn to a tightening process.

Thus, both rich risk markets and the lofty Treasury market can be viewed as rational in their own spheres, even if they are seemingly irrational when compared to each other. The tie that binds them, that allows them to co-exist, need not be a common view regarding the prospective strength of the recovery, but rather a common view as to the Fed's friendly intent and reaction function.

But, you retort, this can't go on forever – at some point, risk assets will have to capitulate to reality if the big-V does not unfold, no? Yes, but it is not quite as simple as that. Without the big-V, Treasuries will tend to bull flatten, soothed by rational expectations of an extended period of the Fed funds rate pinched against zero. In turn, such a path for Treasuries would provide valuation support for risk assets. How so?

All risk asset prices are analytically the Net Present Value of expected growth in cash flows, discounted by the appropriate-duration risk-free rate plus a risk premium. Thus, expectations of a friendly-for-longer Fed policy would be supportive of risk assets, as they (1) tend to pull down long-duration risk-free rates, while also (2) pulling down the market-required risk premium (which moves inversely with investors' animal-spirited risk appetite, which moves inversely with fears of Fed tightening).

To be sure, this fundamental valuation framework – known as the Gordon Model – also implies that in real terms, the positive P/E effect of low long-term risk-free rates is moderated to the extent that the non-big-V scenario also implies lower growth in real profits. There are no free lunches. But since real long-term Treasury rates trade in real time, while "new-normalized" real growth rates are uncertain, subject to animal-spirited conjecture, friendly real long-term interest rates will tend to dominate the formulation of P/Es.

Thus, ironically, the biggest intermediate-term risk for risk assets is not that the big-V doesn't unfold, but that it does, inciting the Fed to bring the extended period of a near-zero policy rate to a close. But again, you retort, doesn't that imply that in the absence of the big-V, risk asset prices could levitate into bubble valuation space? Yes, it does mean that. And that is a very, very uncomfortable proposition for those grounded in fundamental analysis, as I am.

Another Winning Trade

The Efficient Market Hypothesis in Retreat
But such discomfort is likely to be an enduring fact of life on the journey to the New Normal. Recall, a core tenet of "fundamental analysis" is the efficient market hypothesis, which presupposes that rational investors will, given time, always pull nominal – and real – values back toward their "fundamentally justified" levels. Yes, there will be noise in real time, the hypothesis allows, but it also holds that neither irrational gloom nor irrational exuberance will go to extremes: momentum players will, in the end, always be trumped by value players, before momentum players have done any great harm. Market failures, capitalism's equivalent of estrangement in families, are simply assumed away. They are not supposed to happen; therefore, they won't.

But they do. Such was the case with the Forward Minsky Journey1 that unfolded alongside the Great Moderation for twenty-five years after the recession that ended in 1982. Ever-increasing private sector leverage was applied on the presumption that the Great Moderation was a perpetual motion machine, rather than an epoch that would eventually implode on its own debt-deflationary pathologies, as Minsky envisaged. Nominal asset prices, notably property, became bubbly-unmoored from "fundamental" value, yet both borrowers and lenders were willing to "validate" those unmoored levels with legally binding nominal debt obligations – hedge debt units followed by speculative debt units followed by Ponzi debt units.

It all blew up, of course, with not just trillions of net worth destroyed, but also the wisdom of religious belief in the efficient market hypothesis. Thus, as we look forward, a huge amount of humility is warranted in projecting asset returns on the basis of tight bands around what "fundamentals" suggest constitute fair value. Yes, there is no substitute for fundamental analysis; it remains at the core of investment management. But asset values can stray far, very far, away from their putative "fair" levels, much, much further than was the case during the middle-aged years of the Great Moderation. The efficient market hypothesis may not be dead, but it is most assuredly in retreat.

Behavioral Economics and Finance in Ascendency
In contrast, the insights of behavioral economics and finance are very much in ascendency. This personally brings me great satisfaction, as both of my macroeconomic heroes, John Maynard Keynes and Hyman Minsky, were quintessentially behavioral economists, starting with the proposition that developing a theory as to how the world does work is much more productive than developing a theory as to how the world should work. That's not to suggest that there is not room for both types of theorizing. Indeed, one without the other is silliness, and both Keynes and Minsky did both.

And the envelope between those two modes of theorizing is the fact that the future is inherently uncertain. That might not sound like a profound assertion, and it isn't. We all intuitively know that. But the efficient market hypothesis conveniently assumes away that reality, in what is technically called the "ergodic axiom" – that past and current relationships between variables are reliable predictors of future relationships between variables. This assumption holds in astronomy, which is why astronomers can forecast with incredible accuracy when the next lunar eclipse will unfold.

This assumption also holds in calculating the risk of any given hand in a defined card game – there are 52 cards in the deck and it is quite possible to calculate with great precision the odds of winning the game, such as Blackjack or Poker. That doesn't mean that you can know with precision whether you will win, simply that you can forecast the odds of any given player winning, given the cards in their hands and other players' hands, in the context of what cards are left in the deck. Indeed, I find it amusing when television shows broadcasting such games flash up the odds of any player winning after each card is dealt. There is risk, but not uncertainty – we know there are 52 cards in the game and we know what constitutes a winning hand. The ergodic axiom holds.

In investment markets, however, the ergodic axiom doesn't hold, even though it is implicitly assumed in the efficient market hypothesis (but ironically, not in the legal disclaimers of all investment presentations, which state that past results are not necessarily indicative of future results!). In investment markets, genuine uncertainty exists: We can't assume that we know how many cards will be in the future deck or what will constitute a winning hand. That's not risk, but rather uncertainty.

And how do we deal with it? As Keynes explained in Chapter 12 of the General Theory, we deal with it by falling back on convention, or rules of thumb. In his words:

"Certain classes of investment are governed by the average expectation of those who deal on the Stock Exchange as revealed in the price of shares, rather than by the genuine expectations of the professional entrepreneur. How then are these highly significant daily, even hourly, revaluations of existing investments carried out in practice?

In practice, we have tacitly agreed, as a rule, to fall back on what is, in truth, a convention. The essence of this convention – though it does not, of course, work out so simply – lies in assuming that the existing state of affairs will continue indefinitely, except in so far as we have specific reasons to expect a change. This does not really mean that we really believe that the existing state of affairs will continue indefinitely. We know from extensive experience that this is most unlikely.

The actual results of an investment over a long term of years very seldom agree with the initial expectation. Nor can we rationalize our behavior by arguing that to a man in a state of ignorance; errors in either direction are equally probable, so that there remains a mean actuarial expectation based on equi-probabilities. For it can easily be shown that the assumption of arithmetically equal probabilities based on a state of ignorance leads us to absurdities.

We are assuming, in effect, that the existing market valuation, however arrived at, is uniquely correct in relation to our existing knowledge of the facts which will influence the yield of the investment, and that it will only change in proportion to changes in this knowledge; though, philosophically speaking, it cannot be uniquely correct, since our existing knowledge does not provide a sufficient basis for a calculated mathematically expectation. In point of fact, all sorts of considerations enter into market valuations which are in no way relevant to the prospective yield.

Nevertheless the above conventional method of calculation will be compatible with a considerable measure of continuity and stability in our affairs, so long as we can rely on the maintenance of the convention. For if there exist organized investment markets and if we can rely on maintenance of the convention, an investor can legitimately encourage himself with the idea that the only risk he runs is that of a genuine change in the news over the near future, as to the likelihood of which he can attempt to form his own judgment, and which is unlikely to be large. For, assuming that the convention holds good, it is only these changes which can affect the value of his investment, and he need not lose his sleep merely because he has not any notion what his investment will be worth ten years hence.

Thus investment becomes reasonably 'safe' for the individual investor over short periods, and hence over a succession of short periods however many, if he can fairly rely on there being no breakdown in the convention and on his therefore having an opportunity to revise his judgment and change his investment, before there has been time for much to happen. Investments which are 'fixed' for the community are thus made 'liquid' for the individual."

Those few paragraphs, my friends, are the foundation of modern behavioral economics and finance. Human beings, including investment managers, face both risk and uncertainty, and deal with uncertainty by resorting to conventions, notably that yesterday is the best predictor of today, and that today is the best predictor of tomorrow. George Soros calls it reflexivity.

But when that comforting convention is overwhelmed by a new reality, all hell breaks loose. Uncertainty can no longer be simply assumed away. And when that happens, human beings tend to disengage, eschewing investment in favor of building up cash reserves. And if this proclivity becomes both widespread and profound, we find ourselves in Keynes' Liquidity Trap – there is plenty of money around, but risk-averse investors, infected with uncertainty, refuse to "put it to work" – on either Wall Street or Main Street. Such was the case a year ago, following the fateful decision to let Lehman Brothers fall into a watery grave.

The way out of that lacuna was for (1) the fiscal authority to step into the breech and borrow money from the newly risk-averse, putting it to work to recapitalize the banking system and on Main Street in support of aggregate demand; and for (2) the monetary authority to drive the interest rate on money to zero and promise to hold it there for an extended period, making holding cash very painful while reducing uncertainty, re-exciting investors' risk appetite.

Another Winning Trade

Bottom Line
Fiscal and monetary authorities around the world have done exactly that over the last year, and since April, in the words of the G-20, it has "worked." Well, at least on Wall Street, where risk appetite is in full bloom. Whether or not that renewed risk appetite finds its way to Main Street is the key question beyond the immediate horizon.

We here at PIMCO think it will, but only in a muted way, not a big-V way. We also recognize, however, that markets can stray quite far from "fundamentally justified" values, if there is a strong belief in a friendly convention, one with staying power. And right now, that convention is a strong belief in a very friendly Fed for an extended period. Thus, the strongest case for risk assets holding their ground is, ironically, that the big-V doesn't unfold, because if it were to unfold, it would break the comforting conventional presumption of an extended friendly Fed.

Simply put, big-V'ers should be wary of what they wish for. U'ers, meanwhile, must be mindful of just how bubbly risk asset valuations can get, as long as non-big-V data unfold, keeping the Fed friendly. But that's no reason, in our view, to chase risk assets from currently lofty valuations. To the contrary, the time has come to begin paring exposure to risk assets, and if their prices continue to rise, paring at an accelerated pace.

 

HOMEBUILDERS

Well what do you know Toll Brothers the largest homebuilder of luxury homes beat expectations, what happened the share price popped a cool 16.5% on the day.

Good thing I hadn’t placed my shorts at the open, but I got a few away at the high of the day. Lets see how things unfold.

 

 

CRISIS LOOMS

Commercial Real Estate ‘Crisis’ Looming for U.S.: Chart of Day

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By David Wilson

Nov. 11 (Bloomberg) -- “A crisis of unprecedented proportions is approaching” in the U.S. commercial real-estate market, according to Randall Zisler, chief executive officer of Zisler Capital Partners LLC.

The CHART OF THE DAY displays quarterly returns on commercial property -- apartment buildings, hotels, industrial sites, offices and stores -- as compiled by the National Council of Real Estate Investment Fiduciaries. Returns were negative for the past five quarters, the longest streak since 1992.

Property prices have fallen by 30 percent to 50 percent from their peaks, Zisler estimated yesterday in a report. The plunge has wiped out the equity in most real-estate deals that relied on debt financing since 2005, he wrote.

Zisler, whose firm focuses on real-estate investment, estimated that building owners will default on $500 billion to $750 billion of mortgage debt. This equals as much as 54 percent of the $1.4 trillion in loans that will come due in four years, by his count.

“Much of the debt is likely worth about 50 percent of par, or less,” the report said. Many banks will end up insolvent as they reduce the value of their holdings, he wrote, adding that regional and community lenders are especially vulnerable.

California, in particular, is experiencing a downward spiral in commercial property as prices decline and a growing number of tenants default, Zisler wrote. His analysis was included in Controller John Chiang’s monthly review of the state’s finances.

(To save a copy of the chart, click here.)

To contact the reporter on this story: David Wilson in New York at dwilson@bloomberg.net

Last Updated: November 11, 2009 11:11 EST

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Wednesday, November 11, 2009

HOUSING

I think it is time to start selling this housing bounce, I have missed the 1st leg down but I think now is quite an attractive place to short the bounce.


REMEMBER FANNIE

 I dont know why but I just had the urge to see where Fannie Mae is trading as I am told the force behind the home loan lending almost in its entirety has been Fannie, so if things in the housing market are turning up then so should the price of Fannie.

Well I was shocked it is down 50% since its high September (6 weeks ago).

Is granny fannie trying to tell us something.

AS IF IT NEVER HAPPENED

I am reading through one headline after another putting forward a bullish case. In many instances the euphoria is even worse than pre the crash because now, punters have the ability to say that the crash is behind us and has set the market up for a prolonged bull market.

Even the not so sanguine investors are saying the carry trade brought about by the ridiculously low rates in the US and other parts of the world is fuelling the fire. Of course they are right about this but it is a bubble and every bubble bursts.

I have been a professional money manager for 8 years and I have read more books on market history than many people will read in their entirety throughout their lifetime, and I know with certainty how this will end. Only I believe the tears on the next leg down will be more like floods as people realize not only how greedy they were to risk so much in the face of so much risk, but more how dumb they were not to have realized it.

The greed part people will be able to deal with, because it is part of the inner struggle that we all face throughout our lives, but I believe the feeling of depression caused by being plain old stupid will take much much longer to heal.

I just read that JP Morgan has lifted their pay freeze, instituted at the height of the crisis. You have 3 banks in the US paying more than $30bn in bonuses for this year when in March everyone thought the world as we knew it was over.

Come in lets get real here, except for the ever growing % of US unemployed how many of us really felt this recession. Hardly come on be truthful, it was more felt at arms length via lower share portfolio's or lower pricing in our homes but how many people were out and out desperado's?

If history is anything to go by this painfull experience is what is needed to cure the ill effects of blatantly mismanaged companies and governments. I don't wish this hardship on anyone and the more I think about it the sadder I become because I am realizing how many more people will have to experience this because of the lack of truly honourable leadership.

If you want a career that will pay have an endless supply of customers then study psychology or psychiatry, or if you are a dumbo like me buy psychiatirc drug manufacturers.

Lastly, remember that no party continues forever, and if you have been lucky enough to enjoy this one, why not quit while you are ahead and you still have your sanity.

Tuesday, November 10, 2009

DIFFICULT TIMES

For a bear the market action last night was quite tough!! There is still no clear pattern right now so we hang a little longer.

Monday, November 09, 2009

UNCERTAINTY in CERTAINTY

I am sure you have all experienced a feeling of knowing with differing degrees of certainty, but cannot fully explain it. The most common way of explaining this experience is to attribute the level of certainty with a higher degree of knowledge or some prefer to rely on a meta psychic experience such as intuition. I am going to attempt a more philosophical explanation using the natural sciences and try and link it to the way I have experienced the markets over the last few months. The learning experience has given me a good perspective of this seemingly crazy world of financial markets. As a non scientist I extend fair warning that I may not be doing these iconic subjects true justice, so please bare with my superficial understanding and before we dive in, I owe credit to physicist/theologian Gerald Schroeder for the germination of the idea from his book, "The Science of G-d".

 

The story begins with the birth of a famous French Mathematician in 1749 by the name of Pierre-Simon Laplace who took the Newtonian mechanical approach of cause and effect and pioneered a whole new field of study called Causality or Determinism (there is a difference but lets leave Determinism for another "Back to School" section). In staying with this approach of cause and effect, Laplace introduced the idea of accurate forecasting, believing that every aspect of the universe and by extension life could be predicted by knowing the cause and applying empirically validated formulae (e.g. Newton's 2nd law) to derive the effect. These insights were further strengthened early in the last century by Einstein's, "General Theory of Relativity".

 

Now this is where things get interesting, lets meet Mr Heisenberg an Austrian Physicist who discovered in 1927 that the more precisely one is able to identify a physical property the less precisely one can predict natures causative effect; his discovery called Heisenberg's Uncertainty Principle is the foundation to the ever  growing field of Quantum Mechanics. According to the Uncertainty Principle explained by the equations of Quantum Mechanics it is impossible to measure a microscopic particle with any degree of accuracy or certainty and the more microscopic you go the less certain the equation becomes. To my simple mind the more confined the space it would make sense that the more accurate your predictions are likely to be, but the reality of nature is not so intuitive. Another way this discovery is often unknowingly explained is that the more you know about a certain area of specialty the more you realize how little you know. This is counter intuitive but is the reality of the experience.

    

So lets try and apply these fascinating discoveries to the trading of financial markets and see what philosophical insights we can draw so that we become wiser in our approach to money management.

 

Laplace taught us about cause and effect; Economics left to its true free market essence is after all a reflection of life and therefore suffers the same causative effects so beautifully described by Adam Smiths "invisible hand". In other words there are certain causes and effects that observed from a distance must in fact take place. Take an economy that consumes more than it produces, by simple deductive laws of logic this economy will self destruct (US currently); another cause and effect example would be where an economy backed by fiat currency continues to print money faster than the real growth of the economy (US currently), the only logical cause and effect result will be a currency that devalues.

This I believe is where most economists, chartists and fund managers chasing short term predictions come unstuck in their analysis and pursuit of precision. They are missing an important part of the equation. Heisenberg with his Principle of Uncertainty has taught us that as we attempt to use ever more precise detail with our Newtonian based  economic/finance/technical tools we are not in fact  achieving greater certainty with our forecasts but in fact the opposite is true. These insights are all counter-intuitive and my interpretation is that just like with the natural sciences forecasting accuracy is more assured over a longer term (cause and effect above the subatomic level) than over a shorter (more precise subatomic) term; hence the title of this essay Uncertainty in Certainty. Yes we know with certainty how things will end in general terms, the problem remains that as we try and predict how things will unfold in the short term we are introducing Heisenberg's Principle of Uncertainty, and our certainty diminishes as we become more specific.

 

To conclude this does not mean that I believe we cannot make better than random short term forecasts, rather I believe that as ones predictions move to a micro level the uncertainty factor increases, it is a law of nature, and therefore one needs to ensure that our money management processes compensate for this uncertainty.

Sunday, November 08, 2009

A GANN FAN

I am not professing the GANN fan as a market timing system, but I do believe it provides some nice support and resistance points.