Real Estate investing is not nearly as legally complicated, financially burdensome, or time consuming as you might think. In fact, it is easy to add raw land, shopping centers, apartment complexes, and private homes to your portfolio without Brokers, Bankers, Attorneys, and a Rolodex full of maintenance professionals’ phone numbers. Even better, you can blend your Real Estate investments into your security portfolio for ease of management, income monitoring, diversification analysis, etc. Without having mega millions to work with, or a line of credit that goes around the block, you can have positions in various forms of Real Estate (Commercial, Industrial, Residential) at the same time, and focus either on Growth Opportunities, Income Production, or a combination of the two.
If you thought that Real Estate was out of your investment reach because of limited funds, or minimal personal experience, you were selling yourself short. All of the basic types of Real Estate Investing are available through CEFs (Closed End Funds) and REITs (Real Estate Investment Trusts), and both can be purchased in the same manner as any common stock. And for me, this has always been their (CEFs and REITs) single most attractive feature! You can own a piece of the action without the big commitment of time and resources. You can take advantage of changes in the Real Estate Market Cycle in precisely the same manner as you can deal with the volatility and fluctuations in the Stock and Fixed Income Markets.
Real Estate CEFs and REITs are obviously safer investments than outright purchases of Shopping Centers and Apartment Complexes. They are also somewhat less risky than owning the common stock of individual Real Estate companies. The size of the numbers may be less exciting, but the net income and capital gains potential are comparable and the turnover rate much more impressive. Both methods (of participation in the Real Estate market) should be considered as you add to your investment portfolio but to which Asset Allocation “bucket”? I’ve always included REITs and Real Estate CEFs in the Fixed Income bucket while the common stock of a plain vanilla Real Estate Company would properly fit within the Equity portion. When adding Equities of any kind to your portfolio, you should avoid the standard “Mob Popularity and Greed” model and select only S & P, B+ or better, rated stocks that pay dividends (regardless of size) and that are priced at least 20% below their 52 week high. After a huge rally in any market, I would be even more selective than that from a percentage standpoint, and I would buy about one-half the normal position to facilitate average cost reduction later. You must establish a reasonable profit-taking target on any investment. Real Estate is no exception. No matter what the investment, Virginia, the longer and stronger the rally, the steeper and faster the correction is likely to be.
On the Income side of the portfolio, make sure that you look at a lot of REITs and even more CEFs of various kinds to get a feel for the levels of income they produce. REITs must pay out a certain percentage of their earnings, but CEFs may not have the same restriction. I believe that either can be “leveraged”, which simply means that management may choose to borrow some of the money that they invest. Leverage is not a four-letter word when used properly, and (in my opinion) it is more likely to help your results than it is to hurt them. It’s always a good practice to stay within the normal income range, assuming that there is either a risk or a management reason for the highest and lowest yields, respectively. Be careful not to create a poorly diversified income portfolio. Bonds, Preferred Stocks, Mortgages, etc. deserve your attention as well and should be represented. Monthly income is available and more attractive than any other.
The major distinction between the two types of investing needs some re-emphasis. When purchasing stock in a Real Estate company (or any other company), your main objective should be to sell the stock for a reasonable profit as quickly as possible. You will then select some other stock and repeat the process. It is likely that you will return to the same companies over and over again, and you are the manager any dividend income is gravy. When purchasing a REIT or a Real Estate CEF, you are depending on the managers of these entities to generate income and capital gains and to pass it on to you every month, recognizing that the actual amount may vary slightly over time. You have the bonus capability either of selling the REIT or CEF shares when they rise to an acceptable profit level (more gravy), or of buying more shares to increase your income level. The distinctions (benefits?) of this form of Real Estate Investing vs. ownership of the properties themselves should be clear as well. No attorneys; no debt; no maintenance; no problem.
Steve Selengut
http://www.sancoservices.com
http://www.valuestockbuylistprogram.com
Professional Portfolio Management since 1979
Author of: “The Brainwashing of the American Investor: The Book that Wall Street Does Not Want YOU to Read”, and “A Millionaire’s Secret Investment Strategy”
Tags: asset allocation, asset allocation strategy, fixed income, inco, income, income mutual funds, mutual fundsasset allocation, asset allocation strategy, fixed income, inco, income, income mutual funds, mutual fundsShare This
If you want to make good money with banks, or any institution, Government and agency bonds are where it is at. Simply because all Government bonds and agencies are AAA rated, and banks can buy millions of dollars of any bond without incurring any credit risk.
All banks own bonds of some sort, and they are buying them from brokers. Our primary bonds are:
- U.S. Treasury obligations (T-bills, T-notes, T-bonds)
- Government Agency Debt (GNMA)
- Private Agency Debt (FNMA, FHLMC, FHLB and others)
- Mortgage Backed Securities (Pass throughs , CMO’s, ARM’s)
- Municipal Bonds
- Investment Grade Corporate Bonds
The institutions that have strict policy guidelines on the bonds that they can buy are Banks, Credit Unions and Municipalities.
The spreads on Treasuries make them difficult to sell or “mark up” more than a few “ticks” to most sophisticated banks and institutions. A tick is 1 point in price. Government bonds are quoted in 32nds.
An example of a treasury bond would be: Bid 101-16 Ask: 101-24. If your client wanted to buy $10,000 of this treasury bond, you would see the price to you at 101-24 (24/32). 24/32 = .75. So the price is really 101.75 or $10,175. Each point represents $10 for every $1000 par bond. For $10,000, each point is worth $100. All bonds trade at a minimum of 1000. Institutions normally buy $250,000 up to tens of millions per trade. So, our example of a $10,000 trade really isn’t realistic and would not be worth your time. A “tick” by the way, is if the price went up to 101-25.
Trading for a few “ticks” on $100,000 would make you very little. If you factor in ticket charges, you might make $100 on the trade. You only present treasuries if it’s non competitive, or if the client is investing at least $1,000,000, otherwise it won’t make you much. If your client deals with 3 other brokers on treasuries, you will all be fighting for very little money. It’s very easy to get a quick quote on treasuries. Every major dealer owns them, and they can be purchased quickly. You or your trader will contact a major brokerage firm (Merrill Lynch, UBS etc.) and buy them. Not much money yes, still, it is assets you are controlling, and it could be used as available money to swap out of into a better investment for the client.
Treasuries are very safe of course, that’s why they are bought. Only buying treasuries will diminish the rate of return of the entire portfolio, if that is their only or main investment vehicle. Treasuries offer flexibility though. The market values on them will normally hold up well over time. They are very liquid and can be traded instantly. You should sell them only as “time bucket” or maturity gap placing.
If you see the bank has nothing maturing in the first half of a year for instance, you can recommend treasuries there too. Remember, institutions are looking for best price, but also good advice. The medium sized banks ($50 million - $500 million assets) will value good planning and thoughtful recommendations over dealing with 10 brokers all day. The larger institutions are more complicated, and require more price awareness. They think they have the ideas covered and you may have to just be an order taker with them.
How To Sell Mortgage Backed Securities or CMO’s
Mortgage backed securities offer the best alternative to decreased loan demand. Pass throughs, CMO’s and adjustable rate MBS’s are paid to the bank just like a loan that the banks has made for a mortgage. If a person takes out a $250,000 mortgage, the customer is paying back the bank monthly with principle and interest. As you know, if you own a home, your initial payments are mostly INTEREST in the early years. A mortgage backed security, if it is a new issue will operate the same way.
Length of the outstanding mortgages, or current face of the mortgages are a factor. “Seasoned pools”, as they are called, are mortgage pools that have had several years of payment on them. They have more predictable payments and duration. They will normally pay better because of that. Seasoned pools are usually what banks are looking for. They are generally interested in better cash flow and predictable cash flow.
The compensation or mark up potential is good in mortgage backed bonds. They are priced above treasuries because, although they are AAA rated, they are not absolute in their pay off and the payments fluctuate. Since they are usually 15-30 years in duration, they allow for price mark up. Where treasuries and straight agency debt allow for a few ticks to a .25, MBS’s can create spreads between buying and selling them up to a
Tags: bonds training, fixed income, how to sell bonds, learn fixed income, sell banks bonds, sell bondsbonds training, fixed income, how to sell bonds, learn fixed income, sell banks bonds, sell bondsShare This