The Housing Crisis Isn’t All Bad …

Real Estate Home Ownership Housing Crisis

For every $1 in home value lost by a seller, there is $1 saved by the buyer. No one is talking about this, but the housing crisis represents a massive transfer of wealth to the younger generation (35 years and under) from the older generation.

As Warren Buffett pointed out in this year’s letter to Berkshire Hathaway shareholders, for every house that falls in value and pushes one family into bankruptcy, another American family benefits from the lower prices as new households are created due to the younger generation graduating from college, settling down, and moving out of their parents’ houses.

So, the 50 year old that lost all of their home equity is in trouble, but the 22 year old getting married now has much more affordable housing options available, resulting in more cash in his or her wallet each month.  As Buffett put it:

Prices will remain far below “bubble” levels, of course, but for every seller (or lender) hurt by this there will be a buyer who benefits. Indeed, many families that couldn’t afford to buy an appropriate home a few years ago now find it well within their means because the bubble burst.

No one is talking about that, though, because it’s somewhat harder to measure.  This is my point when people talk about being at the mercy of the economy … I don’t buy it because there are always intelligent things to do.  If you thought housing was going to fall years ago, you could have shorted the housing market index or construction companies.  I read one account the other day where some of the nation’s top home builders sold everything they owned, approached the private wealth management division of UBS, and put their entire net worth in high-grade bonds.  The newspapers were full every day of headlines screaming, “Housing hits new high!”  How many people took advantage of it?

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Our Investment Research Process

A week or two ago, I wrote an article called Understanding Stock Repurchase Plans for About.com, a division of The New York Times, which discussed Sonic Restaurant and the massive stock buy back program that had taken place over the past few years.  I walked the readers through a lot of the math and explained that I had purchased a couple hundred shares to watch and monitor the stock through one of my companies, Mount Olympus Awards, LLC.  (I’ve since increased it to about 500 shares to continue watching and waiting to see how events unfold).

Analyzing Sonic Restaurant Investment Reports Regarding Share Buy Backs

Here's a shot from my iPhone of a typical investor packet cover sheet, in this case the one for Sonic Corporation that was used when I wrote my report on the share repurchase program for About.com.

Some of the readers wanted to know how I read a stock report or analyze a company.  Buffett often jokes, “Well, I start at the beginning and work my way through the end.”  There is a lot of truth in that.  Still, I thought it might be helpful to include some details on the process by which I put together our research.

How I Structure the Investment Files or Packets for Each Company

In terms of specifics, I often have an what we call in-house an “investment packet” or an “investment file” constructed on companies that have passed an initial screen or have piqued my interest somehow.  (The initial screen consists of things that I look for in potential investments such as low valuation relative to historically high returns on non-leveraged assets).

This packet contains several things: (more…)

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The 5 Levels of Building Wealth

Scrooge McDuck Carl Barks Money Bin

When I was a child, I would read Scrooge McDuck comics by Carl Barks and Don Rosa. I realized that, while everyone else worked, Scrooge owned everything from the banks to the ice cream factory and the profits kept rolling into his money bin day and night. I realized that's how I wanted my life to be so I could focus on doing the things I enjoy and can give a lot of money away later in life.

Early in life, I developed a theory that there were five levels of building wealth that most self-made men (and women) go through to reach financial independence.  It was started by my love for Carl Barks Scrooge McDuck comics.  When I started reading the Federal Reserve reports of consumer wealth, empirical studies, and other sources of data, and discovered that 90% of those in the United States who are millionaires made the money on their own - that is, they did not inherit it – I started refining my theory.  It helped guide me when I lived in a series of small towns throughout my childhood, saving nearly every penny I could from working after school and pouring it into my investments.

Level 1. A hard working man gets a job in construction and is paid by the hour.  In effect, he sells his time in exchange for a set rate.  When he is done, he collects his wage and that is it.  He will never again receive a penny unless he agrees to sell more time to someone else in the future.  He is always at the whim of the economy and an employer.

Almost all millionaires started here because 90% of high net worth individuals in the United States came from those who inherited little or no money.  The only way to ever make a decent living from this level is to increase the rate at which you can charge for your labor.  By going to law school, medical school, or business school, someone can demand $100 per hour instead of $9 per hour working at a discount store because their skills are harder to find (rarer) and in demand by the public.  The term “wage slave” has been used to describe this level.

Level 2. The hard working man takes some of his savings, built up by spending less than he earned over several years, and starts a new limited liability company to hold his investments.  He contributes the money to purchase the materials to build a house.  He works on it himself to lower costs or, if he doesn’t know construction, hires someone.  He rents the property out to tenants.  Whereas at Level 1, he could only hope to make money from the time he spent on the project, he will now begin collecting rental income that will flow into his household’s income statement every month for years, if not decades, into the future barring some unforeseen disaster.  That is, he is collecting cash each month even if he doesn’t get out of bed in the morning.

Most people never get to this stage because it is difficult to have the discipline to save money and come up with enough money to get off the ground.  It’s a painful, slow process that can cause a lot of burnout, especially if you have no one to guide you and show you how easy it can be.  Instead, they give up and stay at Level 1 forever, always worried about hanging on to employment or making enough to cover the monthly bills. (more…)

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When I talk about the idea of tap dancing to work, in the words of Warren Buffett, I’m not kidding or making a joke.  You should wake up every morning and jump out of bed because you can’t wait to spend your time focusing on something that makes every part of you – physically, mentally, emotionally, and spiritually – satisfied.  This is going to be different for everyone.

Building a financial net worth that allows you to live any way you wish and enjoying your life are not mutually exclusive.  You can make money following your passion if you are wise and intelligent about it.  There is a man working for a major ice cream company that is paid, literally, hundreds of thousands of dollars as the head ice cream taster.  There are people who test roller coasters for a living.  I have arranged my whole life to allow me to sit in a beautiful office, read all day, and acquire stuff because that’s what I enjoy.  Something in me is satisfied when I pass a building and know I own that, or shop in a store and know I have a few thousand shares parked in some operating company somewhere that no one knows about but Aaron.

In fact, this philosophy is terrifyingly close to the one espoused by Molly throughout high school: Follow your bliss.  There are people who have built fortunes making bow ties by hand and selling them from the trunk of their car (seriously).  There are people who travel the world and get paid to write about it.  Find your bliss.  Follow it.  And find a way to make it self-sustaining.  Money isn’t the goal, it’s the by product.

In other words, don’t work for someone else doing something you hate so you can “someday” be financially independent.  You may need to do that for a few years as you figure out the details, but instead map out a plan to make money as you do something about which you are deeply passionate.

In my office, I keep an ever-expanding collection of Monopoly collectibles to remind me that building a company, generating profit, enriching my shareholders, and creating jobs should be fun.  It is a real-life version of Monopoly.  If we want, we should go buy houses and rent them out to tenants.  Or hotels.  Or water utilities.  The point is, if you focus on risk-adjusted return on capital, in an industry you love that is lucrative, and you don’t take yourself too seriously, you’re going to do well over time.

Monopoly collectibles in my office

Business should be fun. Growing an empire is like a real-life game of Monopoly. If you like it, why not buy real houses or hotels? Why not acquire shares of power utilities or water companies? Don't take the game too seriously. I'm convinced that by remembering that money is an illusion - you can always get it if you provide a solution to someone - life is far less stressful. Here's a picture of some of the Monopoly collectibles on the fireplace mantel in my office to remind me of this.

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First: Before we begin, the education system in the United States over the past few decades has done such a poor job teaching basic logic that by virtue of the headline alone, it is statistically likely that you have already made a decision about whether or not this short essay on pay inequality is “good” or “bad”.  You’ve done this without considering any of the factual data or evidence I’m going to offer by virtue of my own experiences in finance, based nothing more on your own political meme.  Regardless of whether or not someone agrees with my facts, this inability for a citizen to carefully consider evidence instead of feeling is part of what is wrong with our Republic.  As a civilization, we have to get away from fear mongering and sound bites.

Reasons Goldman Sachs Deserves the Bonus (No, Really … )

Business, like people, are different.  Some people are tall, some are short.  Some are black, some Asian.  It’s the nature of the world.  In the same way, some businesses require more employees than others as a result of the business model and industry in which a company operates.

Whether or not a business can lavish employees and owners with huge bonuses, paychecks, dividend checks, and profits depends upon one metric and one metric only: operating profit per employee.

For instance, Goldman Sachs has 34,738 full-time employees.  Over the past 36 months, as the world has fallen apart and some of the biggest names in finance have collapsed, Goldman’s pre-tax profit from continuing operations was a staggering $34,500,000,000.  In other words, after paying these huge bonuses, Goldman Sachs has earned an average operating profit of $331,050 per employee, per year, over the past three years.  It’s amazing performance is evidenced by the fact that the stock is trading near the all-time high set before the market crash several years ago.  Thanks to the management team, shareholders have emerged virtually unscathed as those around them have lost everything.

Wal-Mart Stores, on the other hand, has 2,100,000 employees.  Over the past 36 months, it has earned pre-tax profits of $60,064,000,000.  That works out to an average of only $9,534 in operating profits per employee, per year, over the past three years.

Put another way: On a per employee basis, after paying all compensation and these huge, “excessive” benefits, Goldman Sachs is 34.723 times more profitable than Wal-Mart on a per-employee basis.  This explains why it’s able to offer far better pay and benefits for its employees. In fact, Goldman could give each one of its workers a $3,000 Christmas gift and it would shave just 1% off operating earnings.  If Wal-Mart did the same by adding, say, $75 to everyone’s paycheck each week, it would cause a 31%+ drop in operating profit.  People need to understand the numbers that drive these economics.  Given that the company has a $200 billion market capitalization, that 31% drop in operating profits would result in a loss of $62 billion in stock market value as the lower earnings resulted in a lower valuation put on the company’s shares by pension funds, 401(k) investors, and mutual fund managers.  The “loss” to the owners of Wal-Mart would be $29,524 in market value for this $3,000 per employee bonus.  It would actually be much higher because of the additional payroll taxes and other factors that businesses pay on top of wages.

In fact, even if you own no stocks directly, you probably have a large chunk of your retirement invested in Wal-Mart if you have any sort of pension benefits at all, or you own any type of mutual fund or equity-based annuity.  If you are a retired nurse with $500,000 in your 401(k) and you own an S&P 500 index fund, roughly 1.13% of your assets will be in Wal-Mart so your personal loss would be $1,751.50.  If your person pays you $1,800 per month, the plan likely has the same assets set aside to cover your distributions (it would take about $500,000 in earnings to generate a sustainable $1,800 per month pension payout) so its loss would be the same; although you wouldn’t need to worry about it because your old employer is on the hook for the money, the company has to make up the unfunded pension assets so it’s less money in their bank account for hiring new employees or offering their own bonuses.

Before the rise of our modern economy, it was virtually impossible for firms to earn high operating earnings per employee because of the huge investment in equipment, machinery, and physical labor (the exceptions were businesses such as commodity brokers, which were able to earn a profit without tying up their own capital).  An apple orchard, for instance, would have massive investments in land, dozens (if not hundreds) of hired men and women to walk the field and physically pick the apples, and a warehouse of people to prepare them for shipment.  Today, much of that work has been replaced by machines but the savings went to the customer in the form of lower food prices, rather than to the business owner, because apples are a fungible product (you can’t tell an apple grown on one farm versus another if they are of comparable quality).  The result is that apple farmers aren’t able to offer great medical benefits, new Mercedes, and signing bonuses.  In banking, talent is anything but fungible.  Someone like Warren Buffett, Charlie Munger, or Philip Fisher is exceedingly rare.  If you could get Warren Buffett to work for you, paying him $1 billion a year would be a bargain because he’d likely earn that for your firm on a single transaction.

The moment our society moved beyond capital intensive industries, the fundamental laws of mathematics show that the pay difference between the richest and poorest (in terms of income) was going to widen because the new firms that arose such as advertising agencies, accounting practices, legal partnerships, and dentistry, earn high operating profits per employee.  Old firms, such as steel manufacturing, garment production, and railroads do not.  As a country moves from third world to second world, and later from second world to first world, a larger percentage of the population finds itself employed by these “high” return businesses because the needs of the population change.  The result is an ever-widening increase in the pay differences between the bottom tier, which consists mostly of those without a high school diploma, and the top tier, which statistically contains those with advanced degrees and PhD’s in specialized fields such as medicine.

As a society, our concern should not be pay differential but rather, the absolute standard of living for the bottom 10% of the population. I’ve said it a million times and I’ll continue to say it: If we could double the gap between the rich and the poor but, in doing so, double the real, after-inflation income of the poorest 10% of Americans, I’d do it in a heartbeat.  What matters is how they and their families are able to live.  As a society, we have a long way to go but I’m encouraged by our progress.  Why?  Because in the United States alone, changes in productivity and real standards of living over the past century have exceeded the sum of all recorded human history prior.  Being poor used to mean having no running water, no air conditioning, no central heating, not being able to buy clothes, or own a car.  Today, the poverty line in the Untied States is high enough that those on it have all of those things – according to one study that examined the European Union to the United States (see EU vs. United States by Fredrik Bergström & Robert Gidehag), in 2007, 46% of poor households in the US owned their own homes, 30% had two or more cars, and 63% received cable or satellite TV.  Yes, there is still a lot of work to do but we cannot forget that in the macro-economic scheme of things, our grandparents, parents, and now us, have done an amazing job of building an economic engine that has better opportunities than virtually anywhere else in the world.  I’m sorry, but if you own two (2!) or more cars, you can’t call yourself impoverished.  I didn’t buy my first car – a Jaguar X-Type – until I was in my early twenties and had built up my savings and investments to very respectable levels because I knew that an automobile is one of the single biggest hurdles to achieving financial independence when you factor in all of the incremental costs.  Do you think I wanted to wait that long?  Do you think it was convenient to get around places without transportation?  No, but I wanted to be independent and have enough money to not have to worry about a job.  That takes sacrifice.  You can’t have it both ways.

My hope for you, the reader, is you will now stop and remember, each time you read the news or hear an interview with a company or labor union, that the first metric you should check to determine which side likely has the better argument is operating profit per employee.

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