Monday, May 30, 2011

Fwd: A Random Walk Through the Minefield - John Mauldin's Weekly E-Letter



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Thoughts from the Frontline
A Random Walk Through the Minefield
By John Mauldin | May 28, 2011
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In this issue:

Would You Like to Read Over My Shoulder?
Dysfunctional, Thy Name Is Europe
What Happens if the Greeks Default?
Trigger Points and Evasive Action
A Random Walk Through the Minefield
Gaming the GDP Numbers
Tuscany (And I Get the Irony)


"All political thinking for years past has been vitiated in the same way. People can foresee the future only when it coincides with their own wishes, and the most grossly obvious facts can be ignored when they are unwelcome."

– George Orwell

" Hindsight is not only clearer than perception-in-the-moment but also unfair to those who actually lived through the moment."

– Edwin S. Shneidman, Autopsy Of A Suicidal Mind

Brinkmanship is defined as the practice of pushing dangerous events to the verge of disaster in order to achieve the most advantageous outcome. It occurs in international politics, foreign policy, labor relations, and (in contemporary settings) military strategy involving the threatened use of nuclear weapons.

This maneuver of pushing a situation with the opponent to the brink succeeds by forcing the opponent to back down and make concessions. This might be achieved through diplomatic maneuvers by creating the impression that one is willing to use extreme methods rather than concede. During the Cold War, the threat of nuclear force was often used as such an escalating measure. Adolf Hitler also utilized brinkmanship conspicuously during his rise to power. (More on ignoring events and Hitler later on.)

In the last 48 hours, so much news has come out of Europe that has me frankly shaking my head. It is a strange game of brinksmanship they are playing, and it is one we should be paying attention to (as if the brinkmanship played by US politicians over the debt ceiling is not enough). This week we look at what seems to be European leaders taking random walks through the minefield at the very heart of the European Experiment. As Paul Simon wrote, "A man sees what he wants to see and disregards the rest." But first…

Would You Like to Read Over My Shoulder?

As you know, I read scores (if not hundreds) of reports and analyses each week to put together my letters. Wouldn't you like it if I could filter for you what is important? The few things that you should read? What would it be worth to you to have someone with my years of experience and breadth of resources available to you as your own personal reader/filter?

I can be just that. I've now launched a new service called Over My Shoulder to bring you the very best 5-10 pieces I read each week.

I'll call your attention to some of the most fascinating analysts out there, people with non-intuitive perspectives on some of the most pressing issues facing us as individual investors. Concerned about inflation/deflation? Wondering about the future for US markets and sovereign debt? Europe? It's all here.

If you need cogent analysis and clear reasoning, this is the service for you. And if you want to see the data, charts, and graphics that back it all up, you'll get them. Would that be worth just $39 every three months? What is just one piece worth to you that helps you make that critical decision?

My job is to find you the best of the best, making sure your radar is pointed at the critical issues and weeding out all the noise. If your time matters as much as your investments, click here to learn more: http://www.johnmauldin.com/overmyshoulder/recent/

And let me hasten to note, this weekly letter will not change. It will still be free, coming to you each weekend. And now on to this week's letter.

Dysfunctional, Thy Name Is Europe

This week one member of the European Central Bank after another repeated the warning that if Greece defaults or restructures its debt, then Greek debt would not be eligible for use as collateral at the ECB, nor would Greek bank debt. They are continually warning of "contagion risks" and the end of the euro as we know it, and all in stentorian tones that would make any doomsday prophet of Armageddon jealous.

But this ignores reality. Greece simply cannot bear the burden of the debt. Some sort of restructuring or "reprofiling" is clearly going to be needed, if not outright default. There are those in the EU who are recognizing this.

Even a Greek EU commissioner (of fishing) noted the problem openly:

"ATHENS, Greece – A Greek EU Commissioner warned that the country's participation in the euro was under threat, though the prime minister insisted Wednesday his government would see through new austerity measures and keep Greece in the joint currency. The EU's Fisheries Commissioner, Greece's Maria Damanaki, warned that:

" 'The scenario of removing Greece from the euro is now on the table. I am obliged to speak openly. We have a historical responsibility to see the dilemma clearly: either we agree with our borrowers on a program of tough sacrifices with results ... or we return to the drachma,' she said in a statement on her personal website. Damanaki does not represent the Greek government, but she is part of the ruling Socialist party." (Yahoo)

Of course, there were quick denials by the government and the prime minister that there were even any discussions of leaving the eurozone, which I find rather odd. I mean, if you are not having discussions about all the options (behind closed doors) then you are being derelict in your duties. We shall learn soon enough that there have in fact been such discussions. The Greels may in fact reject the idea of leaving the euro, but to think they did not have such a discussion rather strains credulity.

Here's the reality in Europe. Greece and Portugal are effectively shut out of the debt market without EU and ECB loans. Ireland will not be able to (nor should it!) handle the debt it has taken from the ECB to bail out its banks. If they acknowledge that debt, lenders will recognize they cannot service any new debt, and they will be shut out of the debt markets without ECB and EU guarantees.

The IMF warned this week it may not continue funding Greek debt in the very near term. Greece might be denied the next tranche of financial aid if an audit of its budget accounting shows that the country cannot guarantee financing for the next 12 months, Eurogroup President Jean-Claude Juncker said Thursday. "I'm not the spokesman of the International Monetary Fund, but the rules say they can only disburse if there is a financing guarantee for the 12-month period," Juncker told reporters at a conference in Luxembourg. Juncker is very discreet and savvy. Clearly he had discussions with IMF leaders before making such a statement.

"If that happens, he said, the IMF's rules could stop the fund from contributing its share of the next slug of bailout money, due to be paid out to Greece on June 29. The review, from the so-called troika of officials from the European Commission, European Central Bank and IMF, is due to be presented next week. 'I don't think that the troika will come to the conclusion that this'—12 months of funding commitments for Greece—'is certain,' said Mr. Juncker, speaking at a conference in Luxembourg.

"In that case, the IMF would expect other euro-zone governments to step in and cover the funds. Drumming up that financing would be hard in countries such as Germany and Finland, he said. IMF spokeswoman Caroline Atkinson said Thursday in Washington that the fund generally doesn't lend if there are gaps in financing, and that it was seeking reassurance from the euro-zone countries who are also lending to Greece. The IMF is providing €30 billion of the €110 billion facility, with the balance provided by euro-zone countries." (Wall Street Journal)

This is all brinksmanship. The ECB says Greece will get nothing if they default. The EU says that to get money the Greeks must make even deeper cuts, while a soon-to-be-completed audit will show they are in worse shape rather than improving. The Greeks have an obscure minister who is not part of the government say they might leave the euro. The IMF says they may not fund without further commitments from the euro members, which are going to be tough to get from Germany and Finland, at the least.

The German government has been proposing to fill Greece's finance gap without providing more loans, by asking holders of Greek bonds maturing in the next couple of years to agree to postpone their repayments. Yeah, like that's going to happen. Let's depend on the kindness of strangers.

Again, from the Journal:

"Analysts and officials say a political fudge will likely be worked out that won't leave the euro zone hanging on a precipice on June 29. Since the IMF is providing only around a quarter of the funding, the euro zone's existing commitments alone would tide Greece over for a few months as European leaders debate additional financing.

"However, short-term fixes won't resolve the fundamental tensions around Greece's debt that are putting the ECB, IMF and creditor governments at odds, analysts say. Many believe if something gives, it will be the ECB. 'One of the sides will have to give way. I believe that the ECB's threat of leaving Greek bonds out … is not something it will actually carry through. I don't think it's a credible threat because it's a nuclear option,' Mr. Kapoor said."

Brinkmanship indeed. Let's look at a few graphs from a scathingly critical post in Der Spiegel about the central banks of the various countries in Europe and the ECB itself, which show us why the ECB is so worried about a default. As it turns out, the ECB would be in worse shape than Lehman was in September 2008! You can read the article at http://www.spiegel.de/international/business/0,1518,764299,00.html. It is not pleasant reading if you pay taxes in Europe. Especially if you are German.

"While Europe is preoccupied with a possible restructuring of Greece's debt, huge risks lurk elsewhere – in the balance sheet of the European Central Bank. The guardian of the single currency has taken on billions of euros worth of risky securities as collateral for loans to shore up the banks of struggling nations.

"… Since the beginning of the financial crisis, banks in countries like Ireland, Portugal, Spain and Greece have unloaded risks amounting to several hundred billion euros with central banks. The central banks have distributed large sums to their countries' financial institutions to prevent them from collapsing. They have accepted securities as collateral, many of which are – to put it mildly – not particularly valuable.

"Risks Transferred to ECB

"These risks are now on the ECB's books because the central banks of the euro countries are not autonomous but, rather, part of the ECB system. When banks in Ireland go bankrupt and their securities aren't worth enough, the euro countries must collectively account for the loss. Germany's central bank, the Bundesbank, provides 27 percent of the ECB's capital, which means that it would have to pay for more than a quarter of all losses.

"For 2010 and the two ensuing years, the Bundesbank has already decided to establish reserves for a total of €4.9 billion ($7 billion) to cover possible risks. The failure of a country like Greece, which would almost inevitably lead to the bankruptcy of a few Greek banks, would increase the bill dramatically, because the ECB is believed to have purchased Greek government bonds for €47 billion. Besides, by the end of April, the ECB had spent about €90 billion on refinancing Greek banks." (Der Spiegel)

Two graphs from the article say a lot:

What Happens if the Greeks Default?

Andrew Lilico, writing in the London Telegraph, gives us the answer to that question with a series of short bullet points. I might not agree with all of them, but he is looking in the right direction. (quoting from http://blogs.telegraph.co.uk/finance/andrewlilico/100010332/what-happens-when-greece-defaults/)

"It is when, not if. Financial markets merely aren't sure whether it'll be tomorrow, a month's time, a year's time, or two years' time (it won't be longer than that). Given that the ECB has played the "final card" it employed to force a bailout upon the Irish – threatening to bankrupt the country's banking sector – presumably we will now see either another Greek bailout or default within days.

"What happens when Greece defaults. Here are a few things:

- Every bank in Greece will instantly go insolvent.

- The Greek government will nationalize every bank in Greece.

- The Greek government will forbid withdrawals from Greek banks.

- To prevent Greek depositors from rioting on the streets, Argentina-2002-style (when the Argentinian president had to flee by helicopter from the roof of the presidential palace to

evade a mob of such depositors), the Greek government will declare a curfew, perhaps even general martial law.

- Greece will redenominate all its debts into "New Drachmas" or whatever it calls the new currency (this is a classic ploy of countries defaulting)

- The New Drachma will devalue by some 30-70 per cent (probably around 50 per cent, though perhaps more), effectively defaulting 0n 50 per cent or more of all Greek euro-denominated debts.

- The Irish will, within a few days, walk away from the debts of its banking system.

- The Portuguese government will wait to see whether there is chaos in Greece before deciding whether to default in turn.

- A number of French and German banks will make sufficient losses that they no longer meet regulatory capital adequacy requirements.

- The European Central Bank will become insolvent, given its very high exposure to Greek government debt, and to Greek banking sector and Irish banking sector debt.

- The French and German governments will meet to decide whether (a) to recapitalise the ECB, or (b) to allow the ECB to print money to restore its solvency. (Because the ECB has relatively little foreign currency-denominated exposure, it could in principle print its way out, but this is forbidden by its founding charter. On the other hand, the EU Treaty explicitly, and in terms, forbids the form of bailouts used for Greece, Portugal and Ireland, but a little thing like their being blatantly illegal hasn't prevented that from happening, so it's not intrinsically obvious that its being illegal for the ECB to print its way out will prove much of a hurdle.)

- They will recapitalise, and recapitalise their own banks, but declare an end to all bailouts.

- There will be carnage in the market for Spanish banking sector bonds, as bondholders anticipate imposed debt-equity swaps.

- This assumption will prove justified, as the Spaniards choose to over-ride the structure of current bond contracts in the Spanish banking sector, recapitalising a number of banks via

debt-equity swaps.

- Bondholders will take the Spanish Banking Sector to the European Court of Human Rights (and probably other courts, also), claiming violations of property rights. These cases won't

be heard for years. By the time they are finally heard, no one will care.

- Attention will turn to the British banks. Then we shall see…"

Or the EU can kick the can down the road yet another time, as many mainstream candidates expect. The ECB will blink. Some way will be found to find money yet again, and politicians everywhere will pray that something happens that saves the system – like the Greeks suddenly start to pay taxes and Greek and Irish GDP jumps up to 5%. Nouriel Roubini has outlined a very clear plan for restructuring. It is not without pain, but there are ways, if they can join what Greg Weldon calls a twelve-step plan for European bankers to deal with reality.

Sidebar: for the record, there are reportedly massive bank runs in Greece, especially on large uninsured deposits.

It is hard to understand how people can ignore what I think are clear warning signs, but the following analysis shows us the process. My good friend and early mentor Dr. Gary North wrote a poignant piece in his Reality Check letter today about ignoring the signs of pending problems. I insert it here as the launching point for the close of the letter. (I learned about Austrian economics, and a great deal of what I know about writing, economic history, and more during my early years [in the '80s] as Gary's business associate.)

"Trigger Points and Evasive Action

"When would a wise Jew have begun making plans to leave Germany? 1933? 1934? 1938? 1939?

"In retrospect, most people would say 1933, the year Hitler was appointed (not elected) Chancellor by President von Hindenburg. On 30 January, Hitler became Chancellor. He asked Hindenburg to dissolve the government and schedule new elections for March 5, which Hindenburg did.

"Should a Jew have begun packing his bags? Maybe not. Maybe after the next election, the Nazis would have been defeated.

"On 27 February, the Reichstag building burned down. One man did it, who admitted he had done it. Hitler immediately identified him as a Communist, although even today, it is not clear that he did anything but act alone.

"Hitler used this as a propaganda tool. On March 5, the Nazis got 44% of the popular vote, up from 33%. With an allied party, they had 52% of the vote in the Reichstag.

"Was it time to pack the bags? Maybe not. The Nazis did not have a majority. They had only a coalition majority.

"On March 23, the government passed the Enabling Act. It took a two-thirds vote to do this. Hitler now possessed dictatorial powers. He had attained these by means of support by rival political parties. http://en.wikipedia.org/wiki/Reichstag_fire

"Was it time to pack the bags? Maybe not. Those powers might not be used.

"On April 1, a one-day boycott of Jewish businesses was staged by the S.A., which were technically private storm troops. Was it time to pack those bags? Maybe not. This was not government-directed. It was only symbolic.

"What about 1935's Nuremberg Laws on Citizenship and Race? They made it illegal for Jews to be citizens. But that was only politics. How many votes did Jews have, anyway? They were only 1% to 2% of the population. Politics isn't everything.

"And so on, right down to Crystal Night in November 1938, when rioters broke the plate glass windows of 7,500 Jewish-owned businesses and burned or damaged 200 synagogues, meaning most synagogues in Germany.

"After that, over 100,000 Jews packed their bags and departed. Between 1933 and 1939, about half the Jews in Germany emigrated: 250,000. But half did not.

"There were a series of trigger points, 1933 to 1939. Most Jews sat tight until very late.

"Yet in Austria, Ludwig von Mises saw the handwriting on the wall in 1934. He looked at the map. He concluded that the Nazis would wind up running Austria. Hitler was an Austrian, and he would want to control Austria. He packed his bags and took his first salaried teaching position, a job in Geneva, Switzerland. He warned Jewish friends to get out. Economist Gottfried Haberler did, in 1936. Economist Fritz Machlup already had. He fled in 1933. Well, not quite. He was in the United States in 1933, and he decided not to return to Austria. Both men found safe havens in the United States. So did Mises in 1940, when he left Switzerland, barely escaping German troops in France as he and his wife road a bus toward Spain, and from there to Portugal and the United States.

"One might have thought that a careful reading of 'Mein Kampf' (1926) would have been a sufficient trigger point in the Summer of 1933. The gun was loaded. Then the hammer was cocked in March: the Enabling Act.

"Laws enacted by the Reich government shall be issued by the Chancellor and announced in the Reich Gazette. They shall take effect on the day following the announcement, unless they prescribe a different date. Articles 68 to 77 of the Constitution do not apply to laws enacted by the Reich government.

"Articles 68 to 77 stipulated the procedures for enacting legislation in the Reichstag. 'So what?' This seems to have been a mere technicality. The language was so procedural. But there was substance to it. As we read on Wiki, 'The Enabling Act allowed the cabinet to enact legislation, including laws deviating from or altering the constitution, without the consent of the Reichstag.'

"It was time to move out and move on . . . and not just if you were Jewish.

"Some people see the signs. Others do not. Some decide to get out while the getting is good. Others do not.

"Incident by incident, trigger point by trigger point, people see signs. Most people ignore them. 'It can't happen here.' Most times it doesn't. Sometimes it does."

A Random Walk Through the Minefield

According to Dealogic, European banks have to refinance about €1.3tn of maturing debt by the end of 2012. This is the sort of pressure point capable of triggering a liquidity panic unless Euroland policymakers become much more proactive in the interim. But, as noted, it may take more market stress now to force precisely this sort of policy response. That implies a much greater correction for the euro against the US dollar than what has been seen thus far, and a further correlated sell-off in risk assets, including commodities (Chris Wood, writing in Greed and Fear).

There are just so many risks in Europe that it is hard to make a list long enough. I think the risk to the world markets is higher than the subprime risk, at least from what I can see today. I know that the leaders of Europe think they can "contain" the risk. So did Bernanke in the summer of 2007. You cannot contain this until you actually admit the problem.

Our credit institutions are so intertwined that a repeat of the 2008 credit crisis is entirely possible. Who plays the role of Lehman? Let me count the candidates. Greece. Ireland. Portugal. Spain. The ECB. Any number of large European banks with massive Irish exposure. Greece alone could be dealt with. That is why ECB leaders are right to talk passionately about contagion risks. But ignoring the political realities is not the way to deal with it.

The simple fact is that at some point, whether this year or the next or the next, depending on how long they can kick the can down the road and how long German voters are prepared to bite 27% of the cost (NOT a given), Greece is going to default. Maybe the plan of the ECB is to keep financing Greek debt until it is off enough bank balance sheets and onto the back of the euro through the ECB balance sheet, before they pull the plug.

Whatever the plan is, right now Europe looks like a very dysfunctional family. The potential for a messy divorce is quite real. Can you see Greece or Ireland giving up sovereignty to Brussels? Really? Then you should buy Greek bonds at 24%. They are a steal. At a minimum, Europe is in for years of expensive "therapy." And we have not even gotten to their version of their health-care and pension crisis.

The euro appears to me to be a massive short. (Note: I and my family leave the eurozone [Tuscany] June 16-17. Just saying.) You should limit your exposure to Eurozone sovereign debt and bank debt. If you are invested in US financials that write credit default swaps to European banks or hedge funds, you are not investing, you are gambling.

Gaming the GDP Numbers

I know I should quit, but this one quick note, as this just really annoys me. I get the methodology and rationalization of how GDP is calculated, but it does have the appearance of being "gamed." This from my friends at Consumer Metrics. Link to the full report after.

"The importance of the price deflater used by the BEA cannot be overstated. In calculating the "real" GDP the BEA continued to use an overall 1.9% annualized inflation rate, which is substantially lower than the inflation rates being reported by any of the BEA's sister agencies. The mathematical implications of the deflater are simple: a lower deflater creates a higher 'real' GDP reading. If April's CPI-U (as reported by the Bureau of Labor Statistics) of 3.2% year-over-year inflation is used as the deflater, the reported 1.84% annualized growth rate shrinks to a 0.56% annualized rate, and the 'real final sales of domestic products' is actually contracting at a 0.63% rate. If instead of the year-over-year CPI-U we were to use the annualized CPI-U from just the first quarter (5.7%), the 'real' GDP would be shrinking at a 1.82% annualized rate, and the 'real final sales of domestic products' would be contracting at a recession-like 3.01%." ( http://www.consumerindexes.com/)

Tuscany (And I Get the Irony)

I am in Boston (Cambridge) at a Harvard reunion week with friends (I went to Rice – Harvard on the Bayou, as it was called back then – so am not a Harvard alum) and fly to Rome and then take a train to Tuscany on Sunday and Monday. Five of my kids will already be there. After having basically trash-talked Europe for nine pages, I get the irony of going there; but the little village of Trequanda is the first place I have ever gone back to for a vacation. It is heaven, or at least it is for me. I love Italy. For that matter, I love France, Spain, Greece, and the other dozen-plus European countries I have been to. Rarely have I had a bad time.

There is a difference between the people and land of a country and its government. I am truly sad for what I think will be a difficult time for the people of the eurozone, not that we in the US (as I have written many times) don't have our own issues on the near horizon. But there is no reason not to enjoy ourselves on the descent into economic hell.

Finally, although I rarely do this, let me highly recommend you take about 15 minutes and watch the "rap" videos of a sparring match between Keynes and Hayek. The first, which hit the streets a year ago, was sensational and fun; but the second one is the best capture of the economic irony (that word again) of the acceptance of Keynes in the press, when Hayek is being proven right, right in front of our eyes. For those with some understanding of economics it is great fun. It is also a serious teaching tool.

I met Hayek in his late '80s in the mountains in Austria, for a magical 3-hour interview/private lecture. If you have not watched the first rap video, then do so as a set-up to the second, which has amazing production values. Look for the Bernanke, double-nodding in time to Keynes rapping about consumer spending. I guarantee better than TV. You can see them both at http://pipesandtheories.blogspot.com/2011/04/keynes-v-hayek-rap-battle-part-ii.html

It really is time to hit the send button. I had intended to make this a short letter, but these things happen. And for the record, this is the first time in eleven years I have gotten up at 6 AM to write this letter. I am usually a very late-night guy. Go figure.

Have a great week. And thanks for being one of my closest friends. I do appreciate each and every one of you.

Your seeing fabulous Tuscan meals for two weeks in his future analyst,

John Mauldin
John@FrontlineThoughts.com

Copyright 2011 John Mauldin. All Rights Reserved

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Sunday, May 22, 2011

Fwd: All for One Euro and One Euro for All? - John Mauldin's Weekly E-Letter



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Thoughts from the Frontline
All for One Euro and One Euro for All?
By John Mauldin | May 20, 2011
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Economic versus Political Theory
Trichet Says "Non!" Again
What Will the EU Do?
All for One Euro and One Euro for All?
We're Off to Europe


I have been doing a lot of reading this week, and today we look at some of the thoughts that keep coming to my mind. We'll think about the declining importance of economic theory (which is a tragedy) and then cast our eyes to Europe, where a truely tragicomic drama is being performed. Who needs the movies when you have the EU? There is a lot to talk about.

But first, some of my thinking has been deeply colored by some recent Conversations I have had with Neil Howe, Lacy Hunt, Dylan Grice, and George Friedman. Those audios and transcripts will soon be on the Conversations website, and others will join them shortly.

Conversations with John Mauldin is my subscription service, where I offer subscribers audio and transcripts of conversations I have with thought leaders about the topics of the day. It is just as if you were sitting at the table with us, listening in on our exchange. The service has been very popular, and the reviews are quite good. And the education you'll get, the ideas that are generated, will help you as you create your own investment strategy.

You can go to www.johnmauldin.com/conversations/ and type CONV in the coupon code to get a discount. And the Conversations I am lining up for later this summer will be just amazing, I assure you! Now, let's jump into the letter!

Economic versus Political Theory

Speaking of conversations, Dr. Woody Brock called me to say very nice things about my latest book, Endgame ( www.amazon.com). He used words like tour de force. Coming from Woody, who has one of the more powerful intellects I know, it made my day. Woody has so many degrees. He is a master (and the doctorates that come with them) of game theory, economic theory, and political theory. His multidisciplinary approach to markets is a thing of beauty to listen to; and since I had him on the phone, listen I did. It triggered the following thoughts.

I remember it was not so long ago when I was asked a question about how some government policy would affect the stock market. The question was in the context of which presidential candidate would be better. My answer was that presidents get way too much credit if the stock market goes up and way too much blame if it doesn't. Bill Clinton got elected at a very good time to be elected, as did Reagan. Carter didn't. If Gerald Ford had won, the economy would still have experienced turmoil and high inflation. It was Volker who made the difference, and then Greenspan's (and now Bernanke's) incessant easing. And Congress and their rule making, plus the (insert your favorite expletive) bureaucracies, have much more influence on the economy in the long run than presidents. It is the same in most democracies.

That is why, although we pay attention to politics, including Congress, we run models on our investments. We worry about long-term valuations, inflation/deflation, currencies, etc. Our primary tools for thinking about our investments are economic and financial tools, flawed though they may be. As business people and entrepreneurs, we are more focused on executing our business plans than worrying about politics, although one does pay attention to what they are doing, as regulations can change our plans. As a value investor, I want to know how the executives of a company are going to create cash flow and use that money to grow the business. When I invest in biotech, I want to think about the intellectual property and demand. And so on.

But all that is changing. I mentioned to Woody that it seems like we have to pay more and more attention to politicians and what they are doing and less and less to our economic theory. But that is the nature of the Endgame. And this is not just in the US, but all over the world. The choices that voters make, and then the things the politicians do, are becoming ever more important. Those choices can mean the difference between Muddle Through and a recession here and there, a full-on Depression 2.0, or even hyperinflation in some countries, with voters (and most assuredly politicians!) not thoroughly understanding the unintended consequences of their reactions.

Woody responded that it is now more about political and game theory than economic theory. How do politicians work through the trade-offs they will be forced to make? Can they even make them? Let's turn our eyes back to Europe to see what happened just this week.

Trichet Says "Non!" Again

I wrote sometime last year about a speech that Jean-Claude Trichet gave last May, and said:

"On Thursday of last week Jean-Claude Trichet, president of the European Central Bank, said three times "Non! Non! Non!" when asked in a press conference if the ECB would consider buying Greek bonds. His exclamation was accompanied by a forceful lecture on the need for eurozone countries to get their fiscal houses in order, some of which I quoted in last week's letter. Trichet was remonstrating about the need for the ECB to remain independent, and was rather definite about it.

"Then on Sunday he said, in effect, "Mais oui! Bring me your Greek bonds and we will buy them." What happened in just three days?

"Basically, the leaders of Europe marched to the edge of the abyss, looked over, decided it was a long way down, and did an about-face. It was no small move, as they shoved almost $1 trillion onto the table in an 'all-in' bet."

So this last week, The Financial Times reports that Trichet walked angrily out of a meeting chaired by Jean-Claude Juncker, in protest over Juncker's proposals to reprofile Greek debt. Reprofile is a nice word for default. Side note: I had to add reprofile to my MS Word dictionary. How many more synonyms/words will I need to add for default before this is over?)

From Eurointelligence:

"FT Deutschland reports this morning that Trichet told finance ministers on Monday night that the ECB would respond to a reprofiling by refusing to buy any new Greek debt instruments (meaning it will not be part of any voluntary arrangement in respect of its own Greek debt portfolio). Furthermore, the ECB would refuse to supply the Greek banking system with any further liquidity. (This is something we suspected would happen. A reprofiling would be considered by the rating agencies as a default, which would lead to an instant downgrading of all Greek securities, government and banks, to C, which would make them no longer acceptable to the ECB.) This means that the ECB will effectively boycott Juncker's silly plan. That, in turn, would force Greece to quit the eurozone within days.)

"Other ECB executive board members also went nuclear on this issue. Jürgen Stark said a restructuring would destroy the capital of the Greek banking system, and Greek bond would no longer count as acceptable collateral. Lorenzo Bini Smaghi called the term 'soft restructuring' an empty slogan."

Ouch. The European Central Bank is trying its best to channel its inner Bundesbank spirit. And if you listen to the new head of the German Bundesbank, his inaugural address made all the right statements about the need for central banks to control money supply and inflation. A brief quote from some emails going around the inner circle of GaveKal:

"Look at the May 2nd inauguration speech by Jens Weidmann, the new Buba [the German Bundesbank) president. In front of former Buba presidents Pohl, Schlesinger and Weber, Jens Weidmann made a pledge of "no compromise on monetary stability" and expressed a wish for a "correction back to monetary policy normality" and for "full separation between monetary and fiscal policy." Another interesting aspect of the speech was how Dr. Weidmann constantly referred to his predecessor, Axel Weber, in the familiar 'Du' form. Clearly, it seems that the new Buba president is cut from a very similar cloth to the departing one. And as inflation rates in Germany continue to creep higher, we can expect Dr. Weidmann's voice to become ever more audible. Looking ahead, this could prove disruptive for fragile European markets."

And the markets are continuing to hammer Greek debt. The Greek two-year bond yields 24.56%, up 39 basis points on the day, while the four-year bond yield rose by 76 basis points to 21.04%. The ten-year bond is now at 16.37%.

Greece will need another 30 billion euros early next year, on top of the current 330 billion euros they owe and on top of the 80 some odd billion already committed. To get access to that money, the Greeks will have to make asset sales of state-owned companies worth some 50 billion, plus even more cuts in government spending, coupled with more taxes.

The chair of the eurozone finance ministers committee, Jean-Claude Junker, acknowledges what everyone knows. Greece cannot pay its debt under the current debt burden, and the private market is not going to give Greece any more money (debt) at anything close to terms that make sense for Greece.

Last week I talked about how Europe would keep kicking the can down the road until they came to the end of the road, and then they would bring in road-building equipment. This week it appears they are seeing the end of the road in the not too distant future.

"Lorenzo Bini Smaghi, a member of the central bank's executive board, warned in a speech in Milan that restructuring by any nation would put all of Europe in jeopardy by potentially wrecking the banking sector.

"Time has been lost talking about how to come up with a way to reduce the debt, but if we accept this we'll jeopardize all of Europe," he said, according to Bloomberg. "A solution for reducing debt but not paying for it will not work."

"Juergen Stark, also a member of the executive board, insisted at a conference in a resort south of Athens that any attempt to restructure the nation's debt would be a 'catastrophe,'" Dow Jones Newswires reported.

"It is an illusion to think that a debt restructuring, a haircut, or whatever kind of rescheduling you have in mind would help to resolve the problems this country is facing," Stark said. "There is no other way than to continue with fiscal consolidation, and I would even say to double the effort in fiscal consolidation." (hat tip Mike Shedlock!)

Fiscal consolidation? That is a code word for loss of political independence. That is a code word for the Germans controlling Greek budgets and being in charge of collecting taxes. And if you go down that path with Greece? How fast do you come to Portugal, which just got a major financial commitment from the EU and IMF?

If the ECB did follow through with its threat, Greece's banking system would fail, said Jacques Cailloux, an economist at Royal Bank of Scotland. Greek banks have borrowed some €88bn from the ECB. "This is the last card in the hands of the ECB in warning about the implications of a restructuring," he said.

"The central bank is vehemently opposed to a restructuring of Greek debt, worried about a possible chain reaction through Europe's financial system and the losses it would face on the up to €50bn of bonds on its own books."

Fifty plus 80 is €130 billion (with possible double counting of some of this, as some Greek bank debt may be Greek government bonds. Note that the paid in capital to the ECB is only €10 billion. The market is pricing in a 50% haircut to Greek debt, which technically would make the ECB far more insolvent than Lehman! Member states (including Greece, Portugal, and Spain) will have to pony up tens of billions more to recapitalize the ECB, or the ECB will have to print money. Now do you understand why the Germans and the board of the ECB are so against restructuring?

The London Telegraph reported that "Most thought the ECB was unlikely to carry out its threat. 'It is a way by which the ECB expresses its disagreement,' said Luca Cazzulani, a strategist at UniCredit. Nonetheless, eurozone sources said governments were now considering asking holders of Greek debt to 'roll over' the bonds – buy new ones when older ones mature – rather than extend the length of the debt."

What Will the EU Do?

Seriously, will Trichet really say "non" when they once again peer down at the abyss? He blinked last time. But if the desire is to acknowledge in private what they cannot say in public - that Greece should leave the eurozone and go back to the drachma - there is no better way than to not take Greek debt onto the ECB's books. It is not a matter of whether Greece defaults, but when. It may be easier in the long run to clean up the mess they have now than continue to create even more debt that cannot be paid.

I am going to end this section with a long quote, which is essentially an email conversation between my good friends Louis and Charles Gave (son and father) and Anatole Keletsky (all founders of GaveKal) on this whole issue. It is just so powerful that it is better to quote in full rather than summarize.

Charles: Can the ECB continue to support the Euro through open refinancing operations—or are we not reaching a point where the whole system is stretched beyond credulity? Look at it this way: Greek issued debt is €330bn (forget the off balance sheet liabilities as the numbers get too scary) . This debt is now trading at 55c on the Euro on average. So there is a paper-loss of roughly €150bn on Greek debt alone floating out there. For the sake of argument, let us agree that there is probably another €150bn paper loss (conservative estimate) on Portuguese and Irish debt together. So European institutions face some €300bn of paper losses on Irish, Greek and Portuguese debt alone.

Now have these losses been taken? Or are the bonds still being marked at par in books? And how much of the unrecognized loss is on the ECB's balance sheet: €50bn? €100bn? Whatever the number is, it is bound to be much higher than the ECB's €10bn of paid-up equity capital. In fact, on a "mark-to-market" basis, the ECB is more bust than Lehman or RBS ever were; begging the question of whether there is a limit to how much paper the ECB can take on its balance sheet and pretend that it is worth par?

Wasn't this how everything got re-started anyway? Back in November, the ECB basically said they would no longer take Irish paper (remember Tietmeyer's promise back in the 1990s that, when the Irish needed help, they best not coming knocking on the ECB door?). Since then, the spreads on Greece, Ireland and Portugal have barely looked back!

Louis: At this stage, this much is obvious:

• Greece is bust and the maths on Ireland and Portugal are very challenging.

• There is a massive battle going on behind the scenes between those who want to avoid a restructuring at all costs (even if that means years of misery for Europe's weaker nations) and those who would rather bite the bullet, clean the slates and start again.

At the heart of the battle is the question of whether a right balance can be struck which a) puts enough pain/humiliation on Greece to satisfy the Germans, and b) is not so much pain that the Greeks decide to take it rather than leave the Euro/ renegotiate their debt. It is a tough balance to strike and, a year into the process, we seem no closer to striking this balance. And so Greek bond yields continue to make new highs in spite of ECB purchases, IMF intervention, creation of the ESM and the EFSF, etc. With that in mind, it seems to me that the prospects of the above balance being reached and a deal being struck are getting more remote...

Anatole: What you are saying in effect (and I agree) is that as time goes on a durable solution, or even an orderly restructuring, becomes less likely, whereas EU politicians and most market commentators believe the opposite—that the longer they can keep this process going the more likely a solution becomes. I agree with you not because of Charles' belief that the Euro is inherently an incurable Frankenstein Monster, but for three other reasons:

1. Some powerful elements in the debtor countries will be more likely to stop their adjustment programs the longer the pain continues without sufficient evidence of economic recovery.

2. Some powerful elements in the creditor countries will be more likely to stop their lending programs the longer the lending continues without sufficient evidence that the financial problem has been solved.

3. The passage of time itself is evidence of how difficult it is to reach a political compromise between the debtor countries and the creditor countries. Thus the longer this process continues, the clearer it will become to some powerful elements in either the debtor or the creditor countries that no political compromise can be achieved.

This is why I became much more bearish after the failure of the March 24th European summit to agree on a credible funding and legal structure for the post- 2013 resolution mechanism (ESM). The official message from the EU was that the failure of the March summit was just due to lack of time and technical issues that would be resolved at the late June summit. In my view however these "technical" issues now seem much more daunting than they did before the March summit. As such, I would bet that the main outcome of the June summit will be to postpone a final decision until September, which will then decide to postpone to December and so on.

You will note that in each of the three paragraphs above I have deliberately used very similar phrases—"powerful elements in the debtor countries" and "powerful elements in the creditor countries". This I to emphasize two points that most people keep missing:

• The risks to the Euro come symmetrically from both debtor and creditor countries - this not just about Greece, Ireland and Spain or about Germany, Finland and Holland but about both - and a radical change in any of these countries' politics would be enough to blow up the entire process.

• "Powerful elements" in any of these countries would be sufficient to sabotage the system. To blow up the Euro will not require a majority vote in a referendum—merely a change of mind by just one powerful political group in just one of the creditor or debtor countries—e.g., the trade union movement in Ireland or the Bundesbank management in Germany or maybe even a single political party, as we are seeing in Finland.

So far there is not much evidence of the above happening but to rely on such an unstable equilibrium lasting for many more months, or even years, seems rather optimistic.

Charles: On your comment about my obsession on the "Euro being a Frankenstein," I do believe that the fact that Europe's polic makers do not seem to know what a currency is, or how it works, is indeed deeply problematic. Let me explain:

Our investing business is all about "value". Why do things have values and why on earth do these "values" move over time? To measure values we use currencies, though it is very hard to explain to me why currencies themselves have any value, since, in our world of fiat money the marginal cost of producing them is zero. So

I think that our business has two sides:

• The easier one is trying to understand how the values are going to move vs. one another (bonds vs equities, or oil vs coal etc…), making in the meantime the assumption that the value of money will not move.

• The more difficult one is trying to understand whether the value of currencies themselves are about to change.

Now currencies have two prices: a domestic price (interest rates), and an international price (the exchange rate). Finally, as we have discussed many times in the past, the only way for a fiat monetary system to work is if the different currencies, each one corresponding to a different economic and political system, can compete freely with one another.

The problem is that when Jacques Delors devised the common monetary zone, the two most important prices (interest rates and exchange rates) were locked together for countries with very different debt levels, demographics, culture, productivity, institutional set-up, etc. This is why we have argued in the past that the Euro was always going to lead to too many factories in Germany, too many houses in Spain, and too many civil servants in France.

Unfortunately, after more than a decade of blatant misallocation of capital, mostly financed by increases in government debt in almost all European nations, the consequences of the capital misallocation cannot be addressed democratically through the structures which have thus far been devised, especially in the countries that have financing problems today.

The only answer Europe's elites have so far come up with is to take away various countries' sovereignty and give it to an unelected foreign technocracy. This is very dangerous as local populations love their sovereignty (centuries of European wars illustrate that plainly enough).

This is why the Euro is a Frankenstein: what started as an earnest attempt to foster greater European integration is instead pitting age-old nations against one another and reviving dangerous nationalisms and populism (watch for Marine Le Pen to make a massive score in the French presidential election, or for the rebirth of the far-left and anarchists in Greece, Italy, Spain, Sinn Fein in Ireland etc.). It is the law of unintended consequences at work!

For the above reasons, it seems to me that it is increasingly irrelevant to be talking about "Europe" as an aggregate. What we now have is a Europe of "winners of the Euro" and a Europe of "Losers of the Euro" and instead of convergence between those two Europes, the divergence is getting ever larger.

All for One Euro, One Euro for All?

I have long said that the euro is not an economic currency but a political one. The question now before the voters and politicians in Europe is whether the EU evolves into something that looks more like the US, with limited state sovereignty and market-imposed limits on sovereign debt, where states and cities can fail and bond holders are at their own risk, and where the ECB takes over regulation of all national banks and becomes the backstop, as with the Fed, or devolves into something else.

Have the powers that be in the ECB quietly decided to let Greece go, as they should never have been allowed it into the eurozone to begin with, and because Greece clearly cheated on its statements about its debt and balance sheet in order to get in? You will never hear that in public from the leaders. It is simply not politically correct in "all for one, one for all" Europe. But that may be the outcome if Trichet really means "non!"

It really is the political class all over the world we have to watch. I will be glad when we get through the Endgame and can go back to worrying about balance sheets and consumer spending. What a quaint time that now seems. Think it is interesting now? Have you watched Spanish debt spreads? Wait until the market turns on Spain. Stay tuned.

(Woody assigned me some books on political theory to read on vacation. Hope I can get them on my iPad. Seems like a good time to start reading up on what the masters have to say.)

We're Off to Europe

I leave Monday for Philadelphia and Boston, and then its on to Tuscany (where the euro is way too strong!) for a few too-short weeks, where I hope I can catch up on some reading and get my next book outlined and started. I really have to get into Schumpeter and his thoughts on change. Most of my kids (5 out of 7) will already be there when I arrive; and then when they leave Tiffani (and Ryan and Lively and the nanny) and I will stay for a working holiday, with friends dropping in to see us. I am planning on not going more than a hundred meters from the villa, except for power walks. The little village of Trequanda (pop. 1,000) has a 4-star restaurant, Il Conte Matto ( http://www.contematto.it/ita/index.php ), an awesome pizza place, and a bar; and you can get local chefs to bring fresh food most nights and cook, so we can eat out on the patio watching the sun set over the Tuscan hills. It hardly gets any better. This is the first place I have gone back to for a vacation in my adult life.

I do travel a lot, and work on the road, but this is kind of an experiment for Tiffani and me to see if we can work and really get things done while not in Texas. I am usually not as productive on the road as in my office, so we will see if I can move my office to Tuscany. If you see us at a large table at Il Conte Matto, come by and say hello! I can recommend some great local chardonnays!

It is time to hit the send button. But I must confess that I am not pleased with the results of the Mavericks-Thunder series so far. Somebody forgot to tell Oklahoma City they are supposed to roll over. But I will say it has been great basketball. I will miss that while I am on the road.

Have a great week. If we have a week. Once again we have some guy getting a lot of press here in the US with his prediction that the world ends tomorrow (really, why is Fox News among others covering this nut case?). I can say with some certainty that all previous such predictions have been bad bets, and since I am writing this letter late at night, I guess we can say that I am doubtful of this one as well. Now, predicting the end of the euro as we know it? Or that Greece will default? That is an "end of the world" I can believe in.

Your assuming you did not get raptured if you are reading this analyst,

John Mauldin
John@FrontlineThoughts.com

Copyright 2011 John Mauldin. All Rights Reserved

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Tuesday, May 17, 2011

Fwd: Still Home Sick - John Mauldin's Outside the Box E-Letter



---------- Forwarded message ----------
From: John Mauldin and InvestorsInsight <wave@frontlinethoughts.com>
Date: Mon, May 16, 2011 at 11:51 PM
Subject: Still Home Sick - John Mauldin's Outside the Box E-Letter
To: jmiller2000@gmail.com


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Volume 7 - Issue 20
May 16, 2011



Still Home Sick

Gary Shilling

Everyone is curious about the state of housing in the US. My friend Gary Shilling recently did a lengthy issue on housing as it is today. I asked him to give us a shorter version for Outside the Box, and he graciously did. And you want to know what Gary thinks, because he is one of the guys who really got it right early, from subprime to the bubble and the price collapse, and has been right all along. No one is better. This very readable edition is full of charts and fast reasoning.

The quid pro quo for getting him to give us something that is normally behind a velvet rope is that I put a link in to let you subscribe to his wonderful monthly letter. He really is one of the better analysts out there. He has spoken at my conference the last two years and is one of our highest-rated speakers.

You can subscribe and mention the OTB and get 13 issues for the price of 12, plus Gary's January 2011 report laying out his investment strategies for the year. $275 is the price via e-mail. Call them at 1-888-346-7444 or e-mail insight@agaryshilling.com .

And for those in the Dallas area, it is now my intention to meet some friends at the Zaza after the Tuesday night Mavericks-Thunder game, so drop on by.

Your living the internet-driven life analyst,

John Mauldin, Editor
Outside the Box


Still Home Sick

(Excerpted from the May 2011 edition of A. Gary Shilling's INSIGHT)

All may be well. That's what many housing optimists proclaimed a year ago when prices appeared to have stabilized, indeed, started to recover from their collapse (Chart 1). As Insight readers are well aware, we emphatically disagreed. We pointed out that the earlier extremes in the housing market made rapid revival—or any revival for that matter—extremely difficult. In the earlier salad days, housing was propelled by low mortgage rates, lax or nonexistent underwriting standards, securitization of mortgages that passed seemingly creditworthy and highly-rated but really toxic assets on the unsuspecting buyers, laissez-faire regulation, and most of all, almost universal conviction that house prices never fall on a nationwide basis—which they hadn't since the 1930s.

But housing activity remains at post- World War II lows (Chart 2).

The Administration's Home Affordable Modification Program (HAMP) was a bust. Tightening lending standards, the renewed decline in house prices, fears of job loss as unemployment remains high and the drying up of mortgage securitization have handily offset the positive effects of low mortgage rates and new homeowner tax credits. Indeed, the jumps in home sales in anticipation of the tax credit expiration first in November 2009 and then in April 2010 were promptly retraced and followed by still-weaker sales (Chart 3).

Mortal Enemy

Most of all, in making the case for continuing housing weakness, we've continually hammered home the ongoing negative effect of excess inventories on house sales, prices, new construction and just about every other aspect of residential real estate. In housing, as in every goods-producing sector, excess inventories are the mortal enemy of prices. It's that simple. Lower prices are needed to unload surplus inventory, but in turn lower prices bring forth more inventory from anxious sellers. And the anxiousness of house sellers and reluctance of buyers is enhanced by the realization that house prices can fall, and are falling for the first time in 70 years.

Just how big are excess house inventories and how long will it take to absorb them? As discussed in many past Insights, we measure excess house inventories by the excess over the earlier trendless norm of about 2.5 million (Chart 4). We consider 2.5 million to be the normal working level for total existing units and new single-family houses (new multi-family inventories are not reported). Notice that this flat pattern, except for the recent extreme volatility, matches the equal trendless patterns of housing starts and completions over time. Note also that total inventories jumped to 5 million as housing collapsed, and still equals 4 million, or 1.5 million over and above the norm.

Hidden House Inventory

But wait! There's more! The Census Bureau, in its estimate of housing inventory, lists a category called "Held off the market for other reasons"— very descriptive! This category leaped by over 1 million between the first quarter of 2006 and the first quarter of this year. It includes unspecified numbers of houses that have been foreclosed but not yet sold and units that people want to sell—first or second homes—but have not listed due to current market conditions. Of course, if those in foreclosed houses and those who want to sell finally do so and move into other abodes, they're still occupying housing units and total inventories don't change. But if they're unloading extra and vacant houses or doubling up with family and friends, additional excess inventories are created. Many are now beginning to give up hope of higher prices as they continue to fall and throwing their houses on the market for whatever they will bring.

How Long?

Our total estimate of 2 million to 2.5 million excess house inventories, then, may well rise with further foreclosures that will be spurred by falling prices. This surplus is already huge since in the long run the U.S. builds about 1.5 million houses per year (Chart 2). To forecast the length of time to work off this excess inventory, we need to project supply and demand for residential units. New conventional construction of single-family house and apartment units plus manufactured home shipments is running about 700 thousand at annual rates. There's no reason to expect this rate to change in the next few years, given falling prices excess inventories and other constraining factors. About 300,000 of these units are offset each year by dilapidated houses that are torn down, houses converted to nonresidential purposes and other factors that remove them from the housing stock. So the net supply will probably continue to average about 400,000 annually.

On the demand side, house sales data, especially existing house sales reported by the National Association of Realtors, appear to be overstated. Well, what did you expect? Did you ever meet a residential realtor who isn't wildly optimistic about house sales and prices? The NAR uses models to expand its actual survey to national total sales numbers. With the collapse in housing activity, many of the multi-listing services that trade group samples have consolidation so the sales of those remaining expanded because their area of coverage has grown. Since the NAR doesn't correct for this, the sales numbers are likely overstated. Also, the NAR doesn't sample but estimates the share of sales by owners that don't go through multi-listing services. That segment of the market collapsed with the housing bust but the NAR has not subsequently adjusted its estimates downward.

In contrast, CoreLogic measures sales by checking property transfer records at local court houses and reports that its data covers about 85% of all house sales. Its numbers are consistently lower than the NAR numbers (Chart 5). In 2010, NAR reported 4.9 million in sales, down 5.7% from 5.2 million in 2009. But CoreLogic recorded only 3.3 million in 2010, a drop of 10.8% from 3.7 million in 2009. So the NAR data may overstate home sales by a third.

If so, and if house inventory data reported by the NAR are correct, it will take much longer to unload excess inventories at current sales rates. In March, NAR reported inventories of existing houses would take 8.4 months to sell at the trade group's reported sales rate. That's down from 12.5 months in July of last year but still almost about twice the level of healthy markets. And if NAR sales data are overstated by a third, the month's supply is still back in double digits.

Household Formation

Because of the NAR's likely overstatement of sales and for other reasons, we prefer to rely on household formation data gathered by the Census Bureau to forecast housing demand. Now, there's a lot of misunderstanding about household formation numbers. Many assume that there is a one-to-one relationship between the growth in the population and the number of new households formed. With population growing around 1% per year, or by about 3 million, then with an average 2.77 people per household, 1.08 million new households will be formed, the reasoning goes. But the link between demographics and household formation is at best a very tenuous one, especially in a cyclical time frame.

In the 2001-2010 decade, household formation averaged 888.5 thousand per year. Since those years included boom and bust years, this average, about 900 thousand per year, seems like a reasonable, probably optimistic forecast for the years ahead, given the likely further fall in house prices, high unemployment and declining real incomes in the years ahead. So if demand is averaging 900 thousand per year while supply runs 400 thousand, about 500 thousand of the excess housing inventory will be absorbed per annum. Consequently, it will take four or five years to absorb the 2 million to 2.5 million housing units, over and above normal working inventory, that we believe exist at a minimum.

Prices Down Another 20%

Four or five years is plenty of time for the inventory overhang to depress prices another 20% as we've been forecasting. Prices, after reviving somewhat with the new homeowner tax credit, are now essentially back to their April 2009 lows (Chart 1). Another 20% drop would bring the total decline from the peak in April 2006 to 45% and take them back to their longrun flat trend (Chart 6). In that graph, median single-family house prices are corrected for two types of inflation. The first is general inflation affecting all goods and services. The second is the tendency over time of houses to get bigger and, therefore, intrinsically more expensive. As living standards rise, people want more bathroom, fancier kitchens, etc. in their homes. A further 20% price drop may be an optimistic forecast since declines tend to overshoot on the downside just as bubbles expand to the stratosphere.

Other forecasters are coming into agreement with our forecast, dire as it is. The Dallas Federal Reserve Bank states that a 23% decline is needed to return house prices to their long-run trend. Prof. Robert Shiller of Yale says there is a "substantial risk" of another 15% or 20% decline in house prices. The NAR's March survey of members revealed that 42% of everoptimistic realtors expect home prices in their areas to fall in the next 12 months. Starting last year, Shiller's firm, Macro Markets LLC, asked us and 110 other housing experts to forecast house prices over the next five years. Since that survey commenced, we have consistently forecast a 20% cumulative decline for 2011-2013, with an 11% drop this year. Last June, the average forecast was a 1.3% price rise this year, but the last survey in early March reported a 1.4% drop.

There are other reasons to expect house prices to fall sharply in coming quarters. Now that the moratoria while mortgage modifications were attempted and during the robo-signing flap are over, foreclosures are likely to resume in earnest. And, as noted earlier, lenders and servicers tend to dump foreclosed houses on the market for quick sales, regardless of prices. These fire-sale prices put more homeowners under water and lead to more foreclosures, but they do attract investors looking for cheap houses who often pay all cash.

Cash-Ins

Many underwater homeowners, of course, still are committed to service their financial obligations, or want to stay in their abodes. Some are even doing cash-in refinancing, the reverse of the cash-outs of yesteryear, and contributing money from other sources to reduce their mortgage balances. A total of $1.1 trillion was withdrawn in 2006 and 2007, and at the peak of the housing bubble in 2006, cash-outs ran $80 billion per quarter and accounted for 90% of refinancings. By the fourth quarter of 2010, however, cash-outs dropped to 16% of refinancings and cash-ins jumped to 33%.

Homeowner deleveraging through cash-ins reduces the vulnerability to further house price declines, but they also reduce the funds available for other investments and current spending. So, too, do the higher downpayments lenders are requiring on house purchases, which also freeze out many potential buyers and otherwise discourage home ownership. Regulators are proposing 20% downpayments for high-quality new mortgages underwritten by private lenders, and Wells Fargo, the country's largest mortgage lender, has suggested 30%.

For these loans, borrowers will also need to maintain 75% loans-to-market value ratios, 75% for refinancings and 70% for cash-out refinancings. Borrowers can't have missed two consecutive payments on any consumer debt within two years. Mortgage-related debt payments can be no more than 28% of income and total debt service can't exceed 36% of income. And mortgage loans must be fully amortizing—no interest-only borrowing. According to CoreLogic, 46% of all mortgagors at the end of 2010 had less than 20% equity in their homes.

Mortgages that don't meet these standards will be subject to 5% retention by the original lender if they are sold to others or securitized. In other words, regulators intend to end the days when subprime mortgages were packaged as securities by the original lender and sold with no further recourse. Buy them, securitize them, sell off the securitized tranches and forget them was the strategy.

In fact, median downpayments on conventional mortgages already were 22% last year in nine major U.S. cities, according to an analysis by Zillow.com, up from 4% in the fourth quarter of 2006. Those cities are Chicago, Stockton, Calif., Las Vegas, Los Angeles, Miami-Fort Lauderdale, Phoenix, San Diego, San Francisco and Tampa. To be sure, private lenders are now making very few mortgages, with most initiated by Government-Sponsored Enterprises (Chart 7). The Federal Housing Administration, which required only 3.5% up front, accounted for 23.4% of residential mortgages last year. In contrast, in 1950, the median downpayment for FHA first mortgages was 35%, for Veterans Administration first mortgages, 8%, and 35% for non-government conventional first mortgages. Underwriting standards have tightened, but are still loose by those earlier standards.

The elimination of home equity for most mortgages will no doubt have severe detrimental effects on consumer sentiment and spending. It also will magnify the mortgage delinquencies and defaults, and severely depress the value of existing mortgages and derivatives backed by them In recent quarters, banks have booked profits as they reduced their reserves against potential loan losses, but that process will be dramatically reversed. And it goes without saying that mortgage lenders and servicers will severely tighten their mortgage underwriting standards with a further 20% drop in house prices. The top 10 mortgage servicers account for the majority of the market and include the nation's largest banks.

Needless to say, another big decline in house prices almost guarantees another recession because of its financial impact. At the same time, further declines in residential construction won't matter much to the overall economy. It was 6.3% of GDP at its peak in the fourth quarter of 2005, but plummeted to a mere 2.2% in the first quarter of this year.

No Help to the Economy

Conversely, we don't look for any revival of homebuilding in the years ahead that will boost the economy. The housing collapse prevented residential construction from serving its usual role in spurring economic recovery from the recession. Rather than contribute meaningfully, residential construction actually declined in the first seven quarters of recovery. The ongoing housing crisis will probably continue to trouble financial markets, depress consumer spending and keep residential construction depressed for years.

Keep 'Em Out – Or In?

From a regulator standpoint, tighter controls will continue to discourage homeownership. The Dodd-Frank financial overhaul law requires banks to retain 5% of the credit risks on lower-quality residential mortgages that are securitized and sold to others. These new rules will obviously discourage mortgage loans to all but the most creditworthy borrowers. Also, since Fannie Mae and Freddie Mac are backed by the U.S. government, they are exempt from the retention rules, which therefore will drive mortgage loans to these Government-Sponsored Enterprises. Still, their fates are uncertain.

Government attitudes toward homeownership also appear to have shifted with the housing collapse. On Oct. 15, 2002, when the housing boom was inflating, President George W. Bush said at the White House Conference on Increasing Minority Homeownership, "We want everybody in America to own their own home. That's what we want…An ownership society is a compassionate society."

In contrast, in February 2011, the white paper released by the Treasury Department and Department of Housing and Urban Development, which addressed the future of Fannie and Freddie, also stated that homeownership isn't for every American. "The Administration believes that we must continue to take the necessary steps to ensure that Americans have access to an adequate range of affordable housing options. This does not mean, however, that our goal is for all Americans to become homeowners. Instead, we should make sure that all Americans who have the credit history, financial capacity, and desire to own a home have the opportunity to take that step. At the same time, we should ensure that there are a range of affordable options for the 100 million Americans who rent, whether they do so by choice or necessity."

"Become Renters Again"

The statement echoes the muchmaligned comments by then-Treasury Secretary Henry Paulson of the Bush Administration in the midst of the housing collapse. He said in a December 2007 online Q&A session: "And let me be clear—we will not avoid all foreclosures. Borrowers who are struggling even with the lower initial ARM rate are unlikely to be eligible for assistance, and likely will become renters again."

Furthermore, Congressional Republicans are proposing the end of tax deductibility of mortgage interest, which would further reduce the appeal of owning abodes. This is the largest of the "tax expenditures" and will cost the federal government $600 billion from 2009 to 2013, according to the Congressional Joint Committee on Taxation. Whether this tax break aids homeowners is questionable, however. In the European Union, where mortgage interest is not tax deductible, the homeownership rate is 75% compared with the earlier U.S. peak of 69%. Furthermore, lack of mortgage interest deductibility may encourage homeowners to pay off their loans faster, and avoid that false assumption that owning an abode is cheaper than renting.

At the same time, homeownership continues to be very political powerful, and many recent government actions can certainly be viewed as an unstated attempt to keep people in their homes, even those who clearly can't afford to own them. The reality that many foreclosures have tossed homeowners out is powerful not only to those affected directly, but also to many others in and out of Washington. Our friend and superb housing analyst Tom Lawler has taken a hard look at the numbers and worked his way through the many assumptions needed to determine the number of homeowners who lost their homes to foreclosure last year. He concludes it was about 1 million. Tom goes on to point out that many others have really lost their homes but not technically since foreclosures are not yet completed. These "owners" may still be living in those houses— rent-free, by the way!

There's also sympathy for the many who, despite concerted efforts, have been unable to reduce their mortgage and other debts such as auto, student and credit card loans. Their total debt in relation to disposable personal income (after-tax income) peaked in the third quarter of 2007 at 131%. Debt itself peaked three quarters later in the second quarter of 2008. From then through the fourth quarter of 2010, mortgage debt dropped $517.9 billion and consumer (other) debt has fallen $174.6 billion for a total decline of $691.5 billion.

No Debt Repayment

But in those same 10 quarters, $542.2 billion in mortgage debt was charged off and $333.8 billion in consumer debt for an $875.9 billion total. As shown in the last three columns, after accounting for charge-offs, mortgage debt actually rose a bit, $24.2 billion to $10 trillion, consumer debt climbed $159.2 billion to $2.4 trillion and the total rose $183.4 billion to $12.4 trillion. The rise in mortgage debt ex charge-offs is so small that it's merely a rounding error, but it's surprising that it didn't fall significantly. Perhaps financially stressed homeowners who didn't lose their homes to foreclosure have not been able to reduce their mortgage debt.

To encourage home-buying, Washington enacted tax credits for new homeowners, which initially expired in November 2009 and then was renewed until April 2010. HAMP's goal is to stave off foreclosures for underwater homeowners by making their mortgage payments more affordable. The government essentially told major mortgage lenders and servicers to forestall foreclosures while HAMP modifications were being attempted. More recently, 14 large financial institutions have been ordered by regulators to revise their mortgage servicing practices to encourage more successful modifications and speed up foreclosures. Those 14 have until mid-June to establish their plans and then 60 days to implement them.

Among other things, the mortgage servicers will be required to have a single point of contact for borrowers to avoid their being bounced from one servicer employee to another and getting lost in the shuffle. They also must set "appropriate deadlines" for deciding whether borrowers can qualify for a loan workout, and have enough staff to deal with the multitude of troubled mortgages. The goal is to get servicers to contact borrowers earlier and more frequently after one missed payment in order to have a better chance of modifying troubled loans.

Fannie and Freddie

The U.S. Treasury-HUD white paper cited earlier indicates that the Administration, like many other Democrats as well as Republicans, wants a significantly smaller role for government in housing finance, including a "winding down" of Fannie and Freddie and a smaller role for the FHA. House Republicans want Fannie and Freddie eliminated and only the FHA left as a source of federal backing. Currently, federal agencies including Fannie and Freddie guarantee 87% of new mortgages.

As discussed in our new book, The Age of Deleveraging, back in mid-2008, many FDIC-insured institutions were heavily leveraged but still had an average capital-to-asset ratio of 7.9%. In contrast, Freddie and Fannie had less than 2%, so for each buck of capital, they owned or guaranteed $50 in mortgages. Lobbyists from the two convinced Congress that they didn't need more capital since defaults would be tiny as house prices rose forever. But when the housing sector nosedived, Fannie and Freddie's houses of cards fell apart. So in September 2008, both were seized by the government in a legal structure called conservatorship. They are regulated, indeed controlled, by the Federal Housing Finance Agency. Initially, each had up to $200 billion backing from the Treasury, but it later was made open-ended through 2012.

Washington regarded Freddie and Fannie as part of the government. Assistant Treasury Secretary Michael Barr said that because they are "owned by the taxpayers in the biggest housing crisis in 80 years, it is logical that they be used to stabilize the housing market." But since the two technically remain private corporations, their finances remain off the federal budget and their huge prospective losses from sour mortgages don't need to be counted in the federal deficit. It's ironic that the government is using Fannie and Freddie as the biggest off-balance-sheet financing vehicles in the economy at the same time it blasted banks for using off-balance-sheet entities in earlier years.

Also, by using these GSEs to support housing, with an open credit line to the Treasury, the Administration doesn't have to approach Congress for funding bit by bit. The Treasury simply injects enough money, quarter by quarter, to cover their losses. As of Feb. 25, 2011, that was $153 billion for the pair, and the Congressional Budget Office estimates the losses through 2020 at almost $400 billion. Treasury Secretary Timothy Geithner in March 2010 said, "There is a quite strong economic case, quite strong public policy case for preserving, designing some form of guarantee by the government to help facilitate a stable housing finance market," even after Fannie and Freddie are restructured or unwound.

More Private Capital

Nevertheless, the February 2011 white paper advocated a number of short-term measures to attract private capital into the mortgage market—with higher costs for house financing and its detrimental effects on home ownership. These include allowing the maximum loan limits to fall to $625,000 from $729,750 as scheduled on October 1, increasing downpayments on Fannie and Freddie guaranteed loans to 10%, and increasing FHA insurance premiums, which subsequently was announced to rise by 0.25 percentage points on 30- and 15-year loans to 1.15% on low downpayment loans.

The Administration believes that given the fragile state of the housing sector, it will take at least five to seven years to move to a longer term structure of housing finance. It offered in the white paper—but did not discuss in detail—three options, which no doubt will be hotly debated going into the 2012 elections.

The first is a privatized system with Fannie and Freddie eliminated. Their $1.5 trillion combined mortgage portfolio, out of the $10 trillion mortgage market, is already set to fall 10% per year. Government financial support would be confined to FHA and VA loans, which accounted for 23% of mortgages last year, targeted to help narrow borrower groups. Private lenders would originate and securitize mortgages without government guarantees. Interestingly, small banks oppose this option because they believe it would concentrate the business in the hands of large lenders, much to their detriment.

The second option would create a mostly private mortgage market as well as FHA/VA involvement, with a government "backstop mechanism to insure access to credit during a housing crisis." Option three involves a privatized market as well as FHA-VA participation. New, privately-owned companies would buy mortgages from lenders and securitize them. Those securities would be guaranteed by the government as long as they met standards. These new private entities would essentially replace Fannie and Freddie.

Regardless of how government legislation and regulation unfold, the nation's zeal for homeownership may be weakening outside as well as inside Washington. Homeowners have learned the hard way that for the first time since 1930s, house prices nationwide can and do fall. Zeal for a sound home financing system involves measures that discourage homeownership. And the likely leap in the percentage of renters and falling portion who own their abodes will reduce the power of homeownership advocates.

More Renters

Homeownership is falling, as the earlier boom and quick route to riches in a loose-lending environment has been replaced with collapsing prices, tight underwriting requirements, more regulation and horror stories of huge homeowner equity losses. As homeownership slides, the flip side, the renter population grows. Of course, many former and current homeowners are really renters with an option on their house's price appreciation. They put little if anything down and planned to refinance with cash-out before their mortgage rates reset upward or, in some cases, even before they skipped enough monthly payments to be foreclosed.

Homeownership bulls, naturally, argue that owning a house has never been cheaper. In calculating this index, the NAR assumes that a family with median income buys a median-priced single-family house with 20% down and financed at the current 30-year fixed mortgage rate. The collapse in house prices and decline in mortgage rates in recent years have more than offset the weakness in median family income that, according to the NAR, dropped from $63,366 in 2008 to $61,313 in 2010.

Nevertheless, comparisons between the current attractiveness of buying a home and that in the 1990s and early 2000s is like comparing an octopus to an ant. Back then, incomes were growing; now they're weak. Unemployment rates were lower; now they're high. House prices were rising as they had been since the 1930s; now they're falling and even the stabilization last year has given way to renewed declines. Financing a mortgage was easy with little or nothing down and spotty credit; now it takes 20% or more in downpayments and sterling credit scores. Back then, the prospects of huge house price declines and massive foreclosures weren't even the subject of horror films; now they're the real, everyday reality.

Rents Still Cheaper

Despite the collapse in house prices, they are still expensive relative to rentals, even as apartment rental rates rise and vacancies decline. Those rent rises are having an interesting effect on the CPI. In the total index, 32% is weighted for shelter including 5.9% for the rental of primary residences. But an additional 24.9% is "owners' equivalent rent of residences." The idea is that homeowners rent their abodes from themselves at market rental rates. Of course they don't, but this creates an odd situation where house prices are falling, but owners'equivalent rent is rising.

This, in effect, overstates the recent rise in the CPI. Chart 8 shows the year-over-year change in the core CPI, which excludes the volatile food and energy components, and the core excluding the shelter component, which is dominated by owners' equivalent rent. That component is 32.3% of the core index and total shelter is 41.5%.

Notice that without shelter, the year-over-year core index rose 0.8%, or 0.4 percentage points less than the 1.2% rise in the total core. Back in 2007 and early 2008 before housing collapsed, owners' equivalent rent was rising considerably faster than other prices in the core index, as shown by the gap in Chart 8 and in Chart 9. The fall in rent rates in 2008-2009 pushed the year-over-year change in shelter costs into negative territory.

The price index for personal consumption expenditures, which we and the Fed prefer to the CPI, also uses homeowners' equivalent rent, but only weights it at 15% of the total index and 17.5% of the core. Partly as a result of this lower weighting, the core index in March rose 0.9% from a year earlier compared to 1.2% for the core CPI.

Homeownership Downtrend

The fall in the homeownership rate has been swift, but probably understated. The overall rate in the first quarter, 66.4%, was down from the 69.2% peak in the fourth quarter of 2009 and was the same as in the fourth quarter of 1998. But Tom Lawler wrote on April 27 that "if the Q1/2011 homeownership rate by age group were'correct,' but the age distribution of households had been the same last quarter as it was in 1998, then the homeownership rate last quarter would have been 65.1%, or 1.4 percentage points lower than in 1998!"

In any event, continuing the rate of fall since its peak will bring the total homeownership rate back to its earlier base level of 64% in the fourth quarter of 2016 from 66.4% in the first quarter of this year. That's a return to trend. And we are strong believers in reversion to trend. Continuing the average annual growth in households over the last decade of 888.5 thousand increases the total number of households by 5.1 million from the first quarter to the fourth quarter of 2016. This is enough to increase the number of new homeowners by 608 thousand even with the drop in the homeownership rate to 64%.

But it also means the addition of 4.5 million new renters, or 782.7 thousand at annual rates. That's a lot, but we're not alone in this forecast. Greenstreet Advisors believes that a drop to 65% homeownership in the next five years will produce 4.5 million new rental households. Some of those people will no doubt rent cheap single-family houses, but most will probably be in rental apartments. In the longer run, only about 300 thousand multi-family units have been produced per year, or less than half our projected increase in renters. Apartment construction may again boom after the absorption of current vacancies pushes rental rates up enough to justify new building.

Our Theme

As we hope you're well aware, we've been advocates of rental apartments as an investment theme for some time. It's one of our long-term "buy" themes in The Age of Deleveraging. We also listed it as an investment strategy for 2011 in our Jan. 2011 Insight. In addition to all the reasons covered in his report, we noted in our January issue that rental apartments will benefit from the separation that Americans are beginning to make between their abodes and their investments. The two used to be combined in owner-occupied houses back when owners believed house prices never fall. So they bought the biggest homes they could finance. The collapse in house prices has shown them otherwise. Further weakness in the prices of singlefamily houses and condos due to the depressing effects of excess inventories (Chart 4) will add fat to the fire.

Contrary to general belief, a single-family house, excluding the effects of increasing size and general inflation, has been a flat investment for over a century (Chart 6). It does provide a place to live, but that value is offset, at least in part, by maintenance, taxes, utilities, real estate commissions and other costs. Furthermore, even with the tax deductibility of mortgage interest, renting a single-family house or apartment is cheaper than home ownership, absent price appreciation. Our repeated analyses over the years have shown this to be true, and even more so in the period of deflation we foresee when nominal house prices will probably fall on average.

Over time, houses have sold for about 15 times rental income. But that's in the post–World War II years when owners of rental properties expected inflation to enhance their 6.7% return—before the costs of income tax–deductible maintenance and property taxes. When we were young and house price appreciation was not expected in the aftermath of the 1930s, the norm for rentals was 10% of the house's value. If we're right about our outlook for slow economic growth and falling house prices, houses and apartments may sell for closer to 10 times rentals than 15 times, much less the 20 times rental income in the housing boom days.

The separation of abodes from investments should work to the advantage of rentals in future years. We're not suggesting that Americans will give up on single-family owneroccupied housing. The idea of a singlefamily home of your own is just too deeply embedded in the American culture. But many who have no pride of home ownership and who would vastly prefer to yell for the "super" (New York-ese for the building superintendent) than to apply a wrench to a leaky pipe have bought houses and apartments in past decades only to participate in capital appreciation.

The Old And The Young

They'll be more inclined in future years to occupy rental apartments. This might be especially true of empty-nesters who don't like to mow their lawns and who decide to unload their suburban money pits—especially because these homes are no longer appreciating rapidly but rather falling in price. At the front end of the life cycle, young couples may decide that because houses are no longer a great investment, there's no reason to strain their financial, physical, and emotional resources to buy big, expensive houses as soon as possible. So they'll stay in rental apartments a bit longer and wait until their kids are of the age that a single-family house makes sense.

Reinforcing our earlier analysis of the future demand for rentals is the surprisingly small shift in housing patterns it will take to make a big difference in the demand for and construction of rental apartments. Today, there are 131 million housing units in the U.S., including vacancies, of which 42 million are rentals. If only 1% of the total 112 million households decided to move to rentals, the demand for apartments would increase by over one million, most of which would need to be newly built after current vacancies are absorbed. This is a big number compared to new apartment starts of about 300,000 on average in the past. Rental apartments will also appeal to the growing number of postwar babies as they retire, downsize, and want less responsibility and more leisure time.

Like other REITs, apartment REITs rose rapidly last year (Chart 10) and may have over-anticipated the performance of the underlying investments in coming quarters. Direct ownership and other forms of investment in rental apartments may be more rewarding in the near future.

Rental apartments are not without their problems for investors. Prices haven't risen dramatically lately compared to office and industrial buildings, but capitalization rates are relatively low, indicating that prices are high. Also, multi-family mortgage delinquencies and foreclosures are a problem, especially for Fannie, which with Freddie bought apartment loans in 2007 and 2008 as private lenders withdrew. Their share of multi-family loan purchases jumped to 85% in 2009 from 29% two years earlier. They own or guarantee 40% of the $325 billion multi-family mortgage market. Nevertheless, rental apartments are likely to be an attractive investment area for years as the joys and profitability of homeownership continue to fade.



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John F. Mauldin
johnmauldin@investorsinsight.com
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Note: John Mauldin is the President of Millennium Wave Advisors, LLC (MWA), which is an investment advisory firm registered with multiple states. John Mauldin is a registered representative of Millennium Wave Securities, LLC, (MWS), an FINRA registered broker-dealer. MWS is also a Commodity Pool Operator (CPO) and a Commodity Trading Advisor (CTA) registered with the CFTC, as well as an Introducing Broker (IB). Millennium Wave Investments is a dba of MWA LLC and MWS LLC. Millennium Wave Investments cooperates in the consulting on and marketing of private investment offerings with other independent firms such as Altegris Investments; Absolute Return Partners, LLP; Plexus Asset Management; Fynn Capital; and Nicola Wealth Management. Funds recommended by Mauldin may pay a portion of their fees to these independent firms, who will share 1/3 of those fees with MWS and thus with Mauldin. Any views expressed herein are provided for information purposes only and should not be construed in any way as an offer, an endorsement, or inducement to invest with any CTA, fund, or program mentioned here or elsewhere. Before seeking any advisor's services or making an investment in a fund, investors must read and examine thoroughly the respective disclosure document or offering memorandum. Since these firms and Mauldin receive fees from the funds they recommend/market, they only recommend/market products with which they have been able to negotiate fee arrangements.

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PAST RESULTS ARE NOT INDICATIVE OF FUTURE RESULTS. THERE IS RISK OF LOSS AS WELL AS THE OPPORTUNITY FOR GAIN WHEN INVESTING IN MANAGED FUNDS. WHEN CONSIDERING ALTERNATIVE INVESTMENTS, INCLUDING HEDGE FUNDS, YOU SHOULD CONSIDER VARIOUS RISKS INCLUDING THE FACT THAT SOME PRODUCTS: OFTEN ENGAGE IN LEVERAGING AND OTHER SPECULATIVE INVESTMENT PRACTICES THAT MAY INCREASE THE RISK OF INVESTMENT LOSS, CAN BE ILLIQUID, ARE NOT REQUIRED TO PROVIDE PERIODIC PRICING OR VALUATION INFORMATION TO INVESTORS, MAY INVOLVE COMPLEX TAX STRUCTURES AND DELAYS IN DISTRIBUTING IMPORTANT TAX INFORMATION, ARE NOT SUBJECT TO THE SAME REGULATORY REQUIREMENTS AS MUTUAL FUNDS, OFTEN CHARGE HIGH FEES, AND IN MANY CASES THE UNDERLYING INVESTMENTS ARE NOT TRANSPARENT AND ARE KNOWN ONLY TO THE INVESTMENT MANAGER.

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