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House Flipping In The Real World-Part 8-Doing The Numbers

That Donald analysis bothered me all day and finally dawned on me that I did not include the repayment of the loan.  As they say, duh.  It bothered me that Donald was doing so good in his part of the analysis.

So here is the analysis the right way, I think

Income                                            $73,195

Payback of Loan with Loan consisting of Principal of $21,600 (Purchase Price of $27,000-20% Downpayment=$21,600) plus loan to pay renovation cost, taxes, fees and interest of $31,889=Total Loan Repayment of                  

                                                         $53,489

Net Gain                                        $19,706=ROI of 37% or 8.2% per annum over 4.5 years

Will look at this again in the morning light but does go to show, again, that you can make money at real estate but it is not as easy as the guys would make it look in the infomercials.  And glad I don't have to do financial analysis for a living anymore.

House Flipping In The Real World-Part 7-Doing The Numbers

As they say at NPR, when we do the numbers we find that, well, it depends on how you do the numbers.  Analysis is in the eye of the beholder.  Just ask any finance guy told to justify the corporate jet.  I prefer, with a few twists, to do the cash in, cash out method so here goes.

The HUD asking price was $39,900.  I got it for $27,000 after some long negotiations.  Dealing with HUD is tricky so a realtor that specializes in this is important.  HUD picks the realtor and the realtor cannot opine on a bid but they will do so in code.  "They may have an issue with this" means too low.  "Perhaps in the ballpark" means you got it.  Anyway, as I said before, you make money when you buy the house, not when you sell it. 

Here are the cash flows (Sorry about the numbers going all over the place, programming ignorance):

Money out

Purchase Price                                     $27,000

Maintenance/Repair                                3,400

Property Taxes 3 Years                            3,600

Insurance                                                       600

Freddy and Celia Closing Costs          3,500

Foreclosure Legal Fees                              750

Back Taxes and Penalties                    3,000

Patricia Sale Closing Costs                    500       

Total Out                                                42,350                  

Money In

Rent                                                           $16,275

Freddy/Celia Mortgage Payments      7,920

Patricia Sale Proceeds                           49,000

Total In                                                      73,195                     

ROI = Cash In minus Cash Out divided by Cash Out=$73,195-$42,350=$30,845 divided by $42,350=72.8%.  Not too shabby, at first glance.  I held the property for 4.5 years so the annual return is 72.8% divided by 4.5 years equals 16.2%.

At this point, any analyst out there worth anything should be shouting "Wrong, wrong."  And they would be right.  You can't divide 72.8% by 4.5 years because it ignores the time value of money and a few other things but that's my story and I'm sticking to it. 

There is a more glaring error.  There is no expense in there for me but let's not quibble. 

Let's do look at what is in there--The cost to renovate the house was only $3,400 because I did most of the work myself.  It was a controllable variable.  Uncontrollable variables are property taxes and penalties ($7,600), insurance ($600), closing costs ($4,000) and legal fees ($750).  Actually, closing costs can be reduced significantly by avoiding real estate agents as I did with Patricia but it ain't a done deal yet so an agent still may be necessary. 

What ate up a large amount of cash was FEES and you cannot avoid them but most people forget about them.  If you invest in real estate, don't forget them.

BUT we still haven't come up with the most GLARING error in the analysis.  The Donald and Co. would say "Don't do it this way.  Use OTHER PEOPLE'S MONEY."  Let's try that.  You put 20% down and borrow the rest for repairs and everything else at 10%.  So that is $5,400 for the downpayment and $15,350 for everything else and 4.5 years of interest payments=$31,899 plus the interest not paid you for the downpayment but let's not split hairs.  Income of $73,195 minus expenses of $31,899 generates a return of $41,296 divided by $31,899 for a return of 129%, or an annual return of 29% doing it my way. 

Not bad.   In fact, great.  The Donald is vindicated except for the fact that OPM is based on the assumption the OP are either idiots or charities because...

Who is going to lend you this money?  Not HUD.  Oh, there may be a government program out there that will lend you the money but I don't know about it and I wouldn't qualify.  Maybe you would but I doubt it.  Will a bank lend it?  Lend $31,899 for a property worth currently, maybe $27,000?  Remember OPM assumes you can borrow just about everything.  I don't think so.  Maybe Mom and Dad will lend it.  Give it a try.  Or private individuals may lend it but they will charge a lot more interest and take a lot more of the profits.

Please feel free to take a whack at the analysis or come up with a better one.  I'm going to send this to a friend that is much better at finance than me so we will see what he has to say.  For now my head is spinning and I probably made some major mistake BUT no matter how you do it you will come up with the same conclusion--yes, you can make money in real estate but it isn't as easy or painless as the guys on TV would have you believe.

House Flipping In The Real World-Part 6-Fixing Things

When we last left the smashed up house,  Cynthia was working away, scraping and painting the inside of the house.  Alice was having tests for liver cancer and things weren't looking good.  I was reduced pretty much to buying supplies and staying out of Cynthia's way.

I got a few calls generated by the dyslexic 'For Sale' sign in the front yard.  Two separate individuals wanted to see the house, set up appointments and neither showed.  Then two Sunday afternoons ago I got two calls.  One from my realtor handling another house (I have three) saying we had an offer and then a call from Marion.  Marion sounded like 'Mame' and wanted to see the house that Cynthia was working on.  Made an appointment and they showed up--three generations of Mame.  Marion, her daughter Patricia, and Patricia's daughter. 

In the real estate business, you indulge in some rental profiling and can size up your customer pretty fast.  Given my track record, I wasn't very good at it but learning fast.  Marion, late 50's, loud, no ring, no husband, Toyota, pretty well dressed but not my style.  May have a few dollars laying around.  Patricia, blond, young, 23-25, four year old daughter, no ring.  She was a nanny.  Not exactly Bill Gates but then I figured out I didn't really need to care because I was not going to carry the credit risk.  No more playing banker for me.  If they didn't get financing, no sale.   

I stood outside and let the trio take a look around after I told Marion the price.  They came out and I told them about everything that had been done within the last three years--new electrical service, basically new plumbing, heating and air conditioning (originally the house had space heaters--stay away from those), new paint in and out, and all new windows.  Marion indicated they had seen every house in the neighborhood and the price was right and they took it, full price.  Patricia wrote a check for $500 as earnest money and we agreed to sign some document later. 

Patricia called three days later and we met.  She had a document that basically said everything would be working in the house when she took possession.  I xed out a few things and signed.  Patricia looked concerned but signed it.  Sue assured Patricia that the house would be in order.

Later I told Sue that I think I gave away the store to Patricia.  Sue said, "She's just a nervous kid that knows nothing about houses or buying a house.  You were pretty nervous when we bought our first house."  I said I had a lot of reasons to be nervous.  (See Category 9-Buying a House for 30% Off.)

So that's were we stand.  I have a check for $500, a one page contract, and Patricia is working with her lender.  The good news is that the lender called yesterday to discuss the closing.  We traded messages.  So if the whole thing goes through, great.  If not, not really out anything since Cynthia is still working.  As for the $500 I'll just give it back if the deal falls through--I'm not that big a jerk.

Tomorrow, we'll figure out the financial return.

House Flipping In The Real World-Part 5-Doing Time In Texas

Note:  This has turned into another mini-series, this time on the risks and rewards of real estate investing.  To start at the beginning scroll down.

Pretty soon I was out of the picture.  Cynthia took over and Alice receded into the background with Hepatitis C problems and liver ailments I really didn't want to know about.  I did learn that Alice had a pretty rough life with incest, alcoholism, and some drug abuse that undoubtedly  contributed to the Hepatitis C and liver issues. 

One doesn't meet ex-cons every day and my curiousity got the better of me, again.  "Pretty tough in prison, I bet."  "Oh, you kinda get used to it."  "Which prison?" "Waco."  (My son went to Baylor University in Waco and I didn't know Waco even had a prison.  Guess the Chamber of Commerce doesn't go out of its way to spotlight the prison.)  How long?  Nine years.  (Wow)  Finally I couldn't stand it any longer, "What did you do?"  "Forgery."

Forgery?  Nine years for forgery?  I think the takeaway here is don't do crimes in Texas unless you want to spend a lot of time indoors. 

Plunging ahead.  "And Alice?"  "Attempted murder...but she got framed."  That's what they all say, I thought.  "Who did she attempt to murder?" I asked like an idiot, I really don't know when to just shut up.  "Her sister's boyfriend.  The guy was beating up Alice's sister and well you know..."  At that point I did decide to drop it but thought about sending Alice over to see Freddy and then dropped that thought as well.

Cynthia didn't go into a lot more detail except to offer that she was a college graduate and that forgery is one of those kind of 'classy' crimes so she got to be a trustee in prison and did a lot of repair and agricultural stuff where she discovered her love of fixing things other than signatures.  And boy, could she fix things.  The patched holes fit right in, she put up three light fixtures, found a new(er) backdoor, and filled, sanded and replaced the woodwork where necessary.  New paint was next.

In the garage I found the realtor's "For Sale" sign, spray painted it and scrawled my phone number on it with a Sharpie.  Sue saw it and wondered if I had had a stroke.  Placed it in the front yard and got a call from Marion.

House Flipping In The Real World-Part 5-Guardian Angels

Randy summed it up pretty well-it was a mess.  Too much for me to contemplate so told everybody I would be back Monday to start the renovation. 

Wasn't there twenty minutes on Monday when Alice and Cynthia came over.  I had started hauling stuff in the yard toward the center to make a pile to do something with later.  Bumpers, trash bags full of stuff and a bunch of broken up, cheap stereo cabinets along with the bed of the truck.  Alice said, "We can put all this junk on a truck and haul it away, cheap."  The cheap part caught my attention.  I asked for details.  "50 bucks.  Everything but the truck.  We know somebody that will want that--no charge."  Things that sound too good to be true, usually are but this was worth a try.  I said see you tomorrow and left.  Came back the next day and everything was gone, except the truck.  Alice was looking a little sheepish, saying her friend said they needed a title to take it.  Obviously, I had no title and we all stood around thinking how to get rid of two 400 pound inert pieces of steel.  Alice finally said, "I got it...but I'll need 30 bucks for gas."  I thought, ok, here's the scam.  (After dealing with Freddy, I was a little down on humanity.)  But the truck was a problem that had to go so went to the bank, got thirty bucks and left Alice and Cynthia to do their work.

Back the next day and the truck was gone, where I have no idea, but it was gone.  Cynthia came over indicating that Alice didn't feel too hot after the two had spent most of the day dragging the truck around--it seems sliding the truck parts around wasn't too hard but getting them up into another truck to be hauled away was a bitch, quoting Cynthia.  "Need anymore help?"  I have no illusions about my ability to patch drywall holes.  I can do it, they just look like patched holes.  We reviewed the holes.  "How much?  "Thirty bucks."  Deal.  And so on and so on. 

Freddy had really screwed up the wiring so Cynthia had to call in a consultant, Randy, who did the job for $25.  Then Cynthia offered that the inside really needed painting, the peanut butter brown made the rooms look small.  Seems Cynthia has a bit of the interior decorator in her.  How much for the paint job?  $150.  Ok.

At that point my curiousity was greater than my greed and I blurted out "Why are you guys so cheap?"  Cynthia didn't even blink.  "We're on parole."  Oh, great.  Parole and cheap, how do these go together?  Cynthia gave me a short tutorial on the American criminal justice system.  "See when you go to see your parole officer every week they ask what you have been up to and the more jobs you got, the better.  So I have a lawn service, I fix up rentals for Mr. Barlow and now I'm contracting for you.  Like I said, the more the better."  The cheap part was due to the fact that it is hard to find the jobs because most people don't want ex-cons hanging around the house.  Made sense to me.  Finally, Cynthia enjoyed the work.  At least she said she did.

Went home and said to Sue, "Hey, you won't believe this..." as an intro to asking her if I should not take any risks and dump Cynthia and Alice as having ex-cons as your work force may have some liability attached.  Sue came back that I had so much bad luck with tenants and Freddy that maybe it was my time for some good luck.  I said, "Or maybe they are more bad luck."  She retorted, "Maybe they are your guardian angels."  Maybe but I was still a bit nervous.

House Flipping In The Real World-Part 4-Back In The Hood

The fourth part in the sad, sad story.  See previous posts to get up to date.

My lawyer called on the first Tuesday in December and said the foreclosure was final, or almost.  Freddy and Celia had 24 hours to get out or we called the sheriff and he threw their stuff out on the street.  Pretty harsh but my patience was pretty thin.  The lawyer had sold the house on the courthouse steps and I, since I held the note, was the buyer.  There is much made in real estate flipping books about buying houses on the courthouse steps.  Unless I am really missing something, don't waste your time.  What happens is this--the mortgage company sends notes to the owners saying they will be foreclosed on unless they pay, the owner can't or won't pay, the house is sold on the steps and the highest bidder will be, in 99 out of 100 times,  the mortgage company because the mortgage company holds the note.  Now, if you want to outbid the mortgage company, feel free as the mortgage company will be ecstatic since they will get paid when you buy the house because they have the mortgage but you won't get much of a deal.  A bit complicated but makes sense if you think about it.  The bottom line is don't waste your time hanging around the courthouse steps.

I gave Freddy and Celia 48 hours and showed up on Thursday.  Since I hadn't been in the neighborhood for awhile we had a bit of a reunion.  Mercedes and Hector were home for lunch and waved.  The couple up the street, an elderly brother and sister team, came over as well as the two women living across the street, Cynthia and Alice.  Carolyn, who lived on the other side and was never out of her robe and cigarette, came over as well.  Carolyn's mother, Jennifer, was my first and best tenant and I asked about her.  Got a laundry list of medical problems and doctor opinions.  Told Carolyn to give Jennifer my best.

Finally it was time to go inside.  We all huddled on the back porch, leaning forward, trying to peek inside.  I put in the key, pushed and heard the tinkling of broken tile.  A groan went up from the crowd.  I got a look saying Push Harder and gave the door more shoulder and heard a sound that indicated the need for a new door in the near future.  We all pushed our way inside half expecting to find a dead body or a live body with a gun but all we found was a really messed up house.  The tile in the kitchen and bath was shot, it looked like somebody had rolled refrigerators back and forth.  There were holes in the ceiling in the kitchen, bath, one bedroom and the living room.  Seems Freddy fancied himself an amateur electrician but couldn't hook anything together that worked.  An attempt at interior decorating failed as they painted the whole inside peanut butter brown.  Three kitchen cabinet doors were off their hinges.  And there were no doors.  There were no doors left to any of the rooms, including the bathroom.  Carolyn asked the obvious, "Why the hell did they do that?"  Nobody had a clue.

Carolyn turned and said softly, "You poor man." which made me a feel a bit better.  Actually I have seen houses in a lot worse shape and said so.  Carolyn said, "You poor man" again.

We went out of the house and into the garage which contained the front end of a truck with no wheels.  The bed of the truck, also with no wheels, was in the backyard.  Randy, Carolyn's husband who worked at a convenience store, had now joined us and said Freddy had been running a chop shop.  Carolyn had thought Freddy was building choppers and had to be brought up to speed on the difference between choppers and a chop shop.  "That explains a lot." she said.

Carolyn also said softly, "He beat her."  Cynthia chimed in "And she just took it.  Should've thrown the bastard out but she alway let him back in."  Freddy was exposed.  And I hoped Celia had enough sense to finally leave the guy and go home to Mom and Dad but I doubt it.

A moment of silence and then Randy broke the ice.  "What a f**king mess."   

House Flipping In The Real World--Part 3-Fast Freddy

(This blog is turning into another mini-series, this one on the joys(?) and perils of real estate investing.  I repeat, that anyone can make money at real estate BUT it is not painless and not easy.  To go to the beginning, scroll down.)

Went to the closing, signed a bunch of forms, and wrote very large checks to the realtor and for last years taxes.  But told myself I had followed the rules--fixed the house, interviewed realtors, put the house on the market, found a qualified(?) buyer, and paid a bunch of money at closing.  And was helping a young couple get a start in life.  As a friend put it, let no good deed go unpunished.

But I was feeling pretty good about myself and sat back and waited for that first payment...and waited.  One problem surfaced immediately--Freddy and Celia didn't have a phone, or at least not one they told me about.  Called the realtor.  He would try Freddy's dad.  Gave me the number as well and the number for Celia's parents.  Called both and got Spanish only speakers or so they said.  (Phone tricks are something I've dealt with for years.  I was in international finance and we had a controller in Brazil that often got phone problems when asked difficult questions.  It was only after we had become friends that he admitted to crumbling typing paper next to the phone when things got too hot for him.  Try it, it sounds exactly like a cell phone breaking up.)  Celia finally called and said could I come by and they would have the money for the first payment.  Didn't like it but ok.

This happened a couple of times and finally said, no more nice guy, mail the money order.  Worked a couple of times, then more phone calls, then nothing, then a summons from the city to clean up the backyard.  Called the city, said I didn't own the property but, just out of curiousity, what was in the backyard?  A junkyard, the city said.  Oh, great.

Then payments on schedule for a couple of months and then nothing.  I started to dread the first of the month--would they or wouldn't they?  Called the realtor and he called around and found out that Freddy was having cash flow problems because Freddy was in jail.  Wonderful.  Seems Freddy was having a mid-life crisis early, brought down by the burden of the wive and two kids.  Fooling around with some buddies he got busted for something and discovered it's hard to paint houses when you are locked up.

By now about a year has gone by and I'm getting a little curious about whether they had paid property taxes.  Stupid me, of course not.  And they were in arrears and incurring late charges of about $100 a month.  Note:  The city is not a friendly creditor, don't get late on your tax payments. 

I hit the ceiling and then cooled off and then did the smart thing--I abdicated.  Called a lawyer I knew casually, how much to foreclose?  $400 plus fees of around $100.  Go for it.  He said the process would take about three months.  What?  That's the way it goes.  Ok, get cutting.

And I thought of Bill Smithburg.  Smithburg was chairman and CEO of the Quaker Oats Company when I worked there early in my career.  Bill was a hero for having the 'vision' to buy Gatorade and turn it into a powerhouse.  A few years later he was vilified and canned for buying a tea company that I can't even remember the name of right now. 

I remember Bill for sending out a memo to finance saying, roughly, don't bring me small projects or acquisitions.  Bill figured out that you spend the same amount of time on a little project as a big project, sometimes more.  I finally figured out that Freddy and Celia were  a small problem that was taking up way too much management time and effort so I flipped it to the lawyer and said, call me when this mess is over.

Sound cruel?  Perhaps.  But I would soon find out that Freddy was really a nasty little person.

House Flipping In The Real World--Part 2

The strange thing about the Feds busting my rental property was that I never heard anything further except for a phone message saying "We'll be out by midnight" from the tenant and a visit to the local police station where the dispatcher had no record of any disturbance.  Shrugging, he said "Sometimes the Feds don't fill us in."  I asked the dispatcher to have a car patrol the area.  He said ok and I went to see what kind of mess I had left over.  But these people seemed to be fairly neat drug dealers so a few garbage bags of trash, switch over the utitlies and I was back in business.

The casual reader is probably saying "Didn't this idiot check these people out?"  Yes, but not completely, obviously, and, as I have found out, I am a sucker for a sob story--not very typical for an ex-finance guy but true just the same.  I had checked out the tenant through her employer (probably in on the deal) and she had paid her deposit of two months rent in cash (and now I know where that came from.)

Anyway, back in business, or actually wanting to get out of the business.  I decided to sell the property and reverted to MBA ways--clean up, call four realtors, interview the realtors, pick one and put the property on the market.  So I interviewed the realtors and picked one on the basis of his attention to what properties in the area SOLD for, not what they were LISTED for.  No dream prices or promises.

And the property sat.  In retrospect I don't think the guy did a very good marketing job and after about two months he called and said "How about owner finance?"  Hmmm.  The deal was get full price in return for no downpayment (alarm bells should be going off right about now) and carry the mortgage at 8% for 20 years.  The appeal here is three fold.  One, you get full price.  Two, you get, or think you will get, a regular income stream.  Three, this is, at least the way I read the tax code, an installment sale so the gain is spread over the life of the loan.  Pretty sweet deal. 

And I would be helping out a young, struggling couple.  Freddie and Celia were second generation Hispanics with two young daughters.  And they had references, or so I thought.  Freddie's father had worked for the realtor doing painting for the last twenty years and Freddie was following in old dad's footsteps.  My place in heaven was assured.

At this point you have to remember the part about being a sucker for sob stories plus the monthly 8% payments and the tax deferral.  I bit.

As they say on Wall Street, bears and bulls make money but pigs get eaten.  Next--Life with Freddie and Celia.

 

House Flipping In The Real World

After reading Robert Kiyosaki's latest article and commenting yesterday I was reminded of some posts I did awhile back on buying and selling houses.  In there I said, and I repeat today, that you can make a lot of money buying and selling houses.  You also are going to work real hard to make that money.  The problem with buying and selling is that the promoters make it look like falling off a log.  It isn't.  Read on.

Turned on the TV yesterday afternoon to catch a few minutes of the Buick Open golf tournament.  A basketball game was running late so my itchy finger started flipping.  Channel 4 had Richard Allen, some kind of real estate maven, touting buying and flipping.  Testimonials, happy high school graduates and people on water skis, all enjoying their escape from dead end jobs by INVESTING in real estate.  Channel 5 was rodeo (you sure can tell when the football season is over) but Channel 8 had a guy that looked kind of like Richard Allen touting real estate.  Similar testimonials and those people on water skis again.  Channel 11 was the basketball game so on to 13, the PBS station.  I was hoping for the 'Antique Roadshow' or 'This Old House' but there was Robert Kiyosaki flogging real estate. 

YIKES.  The 'Rich Dad, Poor Dad' guy talking about OPM to a smiling and sincere bunch that looked like college graduates stuck in dead end jobs.  If it's on PBS the secret is out.  What next?  Terry Gross?

So five stations and three were broadcasting shows about flipping real estate.  At least PBS was not selling anything, I don't think, except ole Robert probably racking up some pretty good book sales.  Put down the remote, picked up the paper and saw an ad for a Donald Trump seminar coming to town flogging, you guessed it, getting rich with real estate.

The interesting thing was that the day before I had just sold TWO real estate properties.  Not money in the bank yet but signed sales agreements and took escrows. 

AND I am totally convinced that anyone can make a lot of money in real estate BUT not the painless way touted by Allen, Kiyosaki and company.  You make money in real estate the old fashioned way--you earn it by buying low and selling high and enduring a lot of people problems and building problems.  And you have to learn and truly understand the basic real estate maxim--you make money in real estate when you buy it, not when you sell it. 

Here's the good news on the houses.  Note:  These house prices will either make you people in San Francisco and Boston laugh or cry or both.  Both the houses are in basic working class, relatively safe neighborhoods.  The selling prices$49,000 and $61,500, respectively.  My purchase price was, and this is where you make the money, $25,000 and $35,000 respectively.  So quit laughing/crying at the small numbers, disregard the dollar signs and concentrate on the percentages.

House number 1--bought for $25,000, put in $5,000 so basis of $30,000.  Will sell for $49,000 plus rented out for two years at $9,600 (gross rent minus property taxes and insurance.)  So income of $58,600 minus basis of $30,000 divided by basis=95% return.  Not too shabby, percentage wise.  Plus some tax breaks and capital gains tax of only 15% on the gain.

The bad news was replacing rotted windows, frozen pipes in a claustrophic crawl space--think Charles Bronson in 'The Great Escape.'  (If you have never seen this film, rent it.  Great story, overacting by Steve McQueen but great motorcycle chase, and a very young Ducky from NCIS.)  Flea infested carpet covering hardwood floors- a rare pleasant surprise- dead birds in the attic, asbestos siding and digging ditches in January  to replace a drain pipe crushed by the roots of nearby thirsty tree. 

The real estate TV stars would say, "Just hire somebody, stupid."  I did for some things but that cuts into your margin and too much of that will make you upside down and you will be bringing your checkbook to the closing.  Then the experts counter that appreciaton will bail you out.  This is not a bad neighborhood but it certainly is not Wisteria Lane.  Chasing appreciation is risky business.

But the topper was getting a call from a neighbor saying a US Marshall SWAT team had cordoned off the street and had my tenant and three of her closest friends face down in the front yard, handcuffed with shotguns poked in their backs.  Remember what I said about people problems.

More on that tomorrow.

 

 

Kiyosaki And The Food Chain

Bob is at it again, knocking mutual funds and, by implication, the stock market.  That is ok, no problem but my problem is with, as they say in the country song, 'too much talk and not enough action.'

The talk is the knocking of mutual funds and stock.  He even throws in Enron, the goblin that mothers use to terrify young investors.  He writes that mutual funds are for dreamers and that the tax laws are awful for mutual fund investors.  Don't understand the dreamer part as when you buy a stock mutual fund you are an owner, not a dreamer.  As far as tax law goes, if you buy mutual funds in a 401k or a Roth or an IRA, the tax advantages are pretty attractive.

Bob has a way of nibbling around the edges until he gets to a point where he has to give some real advice and then things go kind of flat.  Here's the real advice and where it goes flat--

My rich dad trained his son and me to be capitalists, and we become entrepreneurs and real estate investors. Instead of working at jobs and investing with equity, we create jobs and invest with debt with our bankers' money. My poor dad encouraged me to be an employee and trust my money to a pension plan.

Simply put, one dad pointed to the top of the investing food chain, the other to the bottom. My question to you, then, is, "Where are you on the food chain?"

"My real dad trained his son and me to be capitalists"  Ok, Bob, who is going to train your readers?  Not Bob because he cuts and runs after telling you to become entrepreneurs and real estate investors.  But how do we do that Bob? 

Bob doesn't want to tell you because it is hard work.  Tomorrow we will give it a shot.  Here is the whole article--maybe you can find the answer in there.  I couldn't.

One of my more popular recent Yahoo! Finance columns, "Playing the Mutual Fund Lottery," wasn't written entirely by me -- my friend, CPA, and trusted tax advisor, Tom Wheelwright, was the primary author.

While the piece was written in jest, Tom made valid points about why retirement plans filled with mutual funds are risky. As expected, the reader response was both positive and negative. Some people just didn't get the joke, or couldn't learn from its absurd extremism.

Unfunny Lessons

Obviously, the lottery is for losers, casinos are for gamblers -- and mutual funds are for dreamers. While there are some good funds, for the most part the only people getting rich from them are a few key employees of the mutual fund companies.

As you've no doubt read, Wall Street is paying out record bonuses to employees even though most funds perform marginally. In March of this year, the Wall Street Journal reported that Congress finally opened an investigation into the 401(k) and mutual fund industry. It's about time.

In my lottery column, Tom pointed out that tax laws are horrible for mutual fund investors. These people are being taken to the cleaners not only by the fund companies but also by the federal government. So to all of you who love mutual funds and hated the column, you may want to read it again to glean some of its not-so-humorous financial lessons.

The Investing Food Chain Explained

While I'm not a CPA, I am an investor. As such, there are a number of reasons why I don't care for mutual funds. One comes from a lesson my rich dad taught me. He said, "Humans are at the top of the food chain, and capitalists are at the top of the investing food chain."

To illustrate, he created the following diagram:

In the investing food chain, capitalists are at the top and workers are at the bottom. You'll notice that mutual fund investors are just above the bottom.

Professional investors often ask, "What position are you in?" That's another way of asking, "Where are you in the investing food chain?" Bankers, as a general rule, want to be in first position. If anything goes wrong with an asset, they want to get paid first. That's what being in the first position means -- you get paid first. So one of the reasons I don't care for mutual funds is simply because mutual fund investors are close to the last to get paid.

During the Enron debacle, it was workers who took the pounding, not bankers. Not only did Enron employees lose their jobs, many lost their retirement savings. That's because they were at the bottom of the investing food chain.

Still not convinced? Try asking your banker if he or she will lend you millions of dollars to invest in mutual funds or stocks to fund your retirement. I suspect the answer will be a polite, "No, thank you." Bankers want to be in the first position, not the last.

More Food Chain Lessons

There are other lessons to be learned from the investing food chain. One is the power of debt in contrast to equity. Debt holds a higher position than equity, and bankers and bondholders are in debt positions. Preferred stocks, stocks, and mutual funds are in equity positions.

The takeaway here is that most amateur investors try to get out of debt positions and into equity positions, where they invest with their own money or assets. Professional investors would rather be in a debt position -- investing with a banker's money, for instance -- simply because debt is less risky than equity.

Another term professional investors use is "subordinated debt." This is simply debt in a lower position on the chain than that of another claim on the asset. Many homeowners have it in the form of a second mortgage. If they fail to pay this subordinate debt, the banker in second place gets what's left after the banker holding the first mortgage gets paid.

Most homeowners have debt that's known as recourse financing, or full-recourse loans. As a professional real estate investor, I ask for non-recourse financing.

What's the difference? If a homeowner has recourse financing, that means the banker can go after the homeowner's other assets if the mortgage isn't paid. If the bank forecloses on the home and there's not enough money from the sale to cover the loan, the banker can sue for the homeowner's other assets, such as cars, stocks, bonds, and so on.

With a non-recourse loan, the banker can only get the property the loan was made against. The borrower's other assets are off-limits, although most bankers will try to get those as well.

Subprime Debt Feeds Off Workers

The subprime mess is another example of big fish eating little fish in the investing food chain. When interest rates dropped, mortgage brokers began calling people who had no business borrowing money and offering them loans they could never hope to repay. With low interest rates and consumer demand, the price of homes went up and caused a real estate bubble.

Now that the bubble has burst and home values are dropping, many little fish owe more on their homes than the home is worth. I suspect the real estate bubble will continue to deflate as more and more people are forced into foreclosure. People will lose everything because they can't pay their full-recourse loans. Not only will they lose their homes, but many will be forced to liquidate their other assets.

Here's the worst part: Much of the money for subprime mortgages came from the bottom of the food chain. Billions of dollars for these loans were drawn from workers' pension funds, where they were touted as "collateralized debt obligations," or CDOs (a few years ago they were called junk bonds).

Consequently, it's estimated that employee pensions could lose $75 billion dollars on bonds backed by subprime debt. Not only are workers losing on the value of their homes, their retirement plans have been poisoned, too.

Compare and Contrast

So what can you take away from such investing food chain behavior? This contrast might be useful:

My rich dad trained his son and me to be capitalists, and we become entrepreneurs and real estate investors. Instead of working at jobs and investing with equity, we create jobs and invest with debt with our bankers' money. My poor dad encouraged me to be an employee and trust my money to a pension plan.

Simply put, one dad pointed to the top of the investing food chain, the other to the bottom. My question to you, then, is, "Where are you on the food chain?"

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