Building Wealth - Cutting Costs

I talk a lot about mortgages, the US real estate market and investing in property in the US because it is something I know quite a bit about. I have really not said much about foreign real estate markets for the exact opposite reason, I just don’t have any real estate experience outside of the United States. So when I was asked to have a look at a UK based site that provides free financing advice and quotes on UK Mortgages I was happy to do it.

The site is called Money Magic and I found that it provides excellent advice for both investors and consumers alike. They even have information for international mortgages that was something that I haven’t seen on may mortgage sites.

Well if you did not start a refinancing process when I suggested it before you may want to hold a few more days for a bit lower of a rate. Everyone is expecting yet another slashing of the prime rate after the Fed’s meeting at the end of this month. I don’t predict another big cut and while the media is using the term “slash” I think we will see perhaps another 1/8th - 1/4th. That won’t mean a ton more then the last cut already meant but it will make a difference to some who are on the “edge” of making mortgage refinancing a good decision.

To me the real opportunity here is for real estate investing. Loans are lower then any time in history and houses are sitting by the butt load. Right now is a great time to find an incredible deal on investment property. It is however not a time to be stupid and go into highly leveraged deals. What you are looking for right now is a property at 10-20% under even the current depressed value, a property that you can afford to have for a year to 18 months with out a tenant and still have no financial grief.

This is a big part of why the rich always get richer. If you are in good shape money wise right now and can afford 1-3 small properties in this fashion you stand to make very big investing returns in the next 5 years. If however, you are dead broke or swimming in debt you just have to sit back and watch all these great deals sit. This is a very bad time to be in the property flipping business. With the massive inventory out there, suppressed market and probably a 2 year recession ahead it is a great time to be buying the best deals you can find and afford, holding on to them and renting them as you can.

This is exactly why I always say the reason to build wealth in many ways is to live good in bad times.

If you have read this blog for any length of time then you know I am big on teaching children to save, invest and understand money from an early age. What I have observed in talking with people from many generations is that there is a direct correlation between how a person views both money and debt and what generation they come from.

My Grandfather’s generation saw debt as a prison and felt that you should scrape and save every penny you could. My father was a lot like his grandfather and passed much of that wisdom to me but yet his generation was more open to some debt and some more free spending. In my generation people live in debt (I am a Gen X’r) and the Y generation is graduating college with enough debt to fund most first home mortgages. With each succeeding generation comes more spending, less savings and more debt.

I really feel it was my firm connection to immigrant grandparents that went through hell to get here, then dealt with the great depression and then served in World War 2 that cemented my firm conviction in the principles of saving, keeping debt low and always planning for a “rainy day” that I discuss on this blog.

One thing I think parents can do with children to ground them in these sound principles is to make sure they are connected to their roots. So when I was asked to look at a website where you could build a family tree for free I was happy to do it.   The site is called Tribal Pages and it is very cool and at a cost of free it is a great low cost activity for you to do with your kids and involve the rest of the family.

As you build out your tree you have you are able to do it on your own free web page, other family members can view it online and help you fill in missing spots. (Don’t worry if you are not technical it is a very easy system to use.) I firmly believe that a child that knows their past and how hard their ancestors worked to ensure they could have the opportunities we do today will be more likely to value money and opportunity. When I interview and hire people from Gen X and Gen Y, I see a ton of “entitlement attitude” and it really bothers me. Most people today seem very disconnected from the reality of just 50 years ago.

So if you want your kids to value what they have and in fact if you want to value it more yourself I encourage you to research your past, build a family tree and understand why we have so much opportunity today. Research the values of your family a generation or three ago and build that connection. Tribal Pages definitely makes my list of recommended sites for providing a great service at no cost that helps families understand and preserve their identities.

Today I installed the contact form plugin for the WordPress blog platform. This is a great plugin that I recommend for anyone using WordPress; any way in just a few moments after adding my contact page, I got my first question. Here it is along with my answer,

“CostCutter, I have seen you do two posts recently stating how great low interest rates are and how anyone looking to refinance or buy is really lucky that rates are so low. I have also seen a lot of people on the T.V. saying that these rate cuts are actually bad. So which is it and why do these guys say low rates are so bad and you say they are so good.”

That is a great question but it assumes that I disagree with the folks saying these rate cuts are bad, actually I agree with them. My posts about low interest rates from today and the coming interest rate cut yesterday do seem to be positive on the rate cuts and they are but only on one dimension. What I am saying is if you need to refinance are are looking to buy a home then the low rates are very good for you as an individual. Therefore you should take advantage of them.

On the other side I actually think that long term these artificial rate cuts are just bad news for the economy. The reality is we have real problems in this nation that sooner or later have to come out. Things like rate cuts and tax cuts with no corresponding spending cuts only delay the eventual recession and every time we delay it we are just making the eventual market correction worse. No one in the government believes they can stop the recession, they just want to soften the landing but my belief and the belief of most economists is they are actually going to make it a much harder landing.

What you have to understand is why cutting interest rates “works” in the first place. The US economy is driven by spending, when spending slows then everything goes down. There are less jobs, less money in the system, less everything. When interest rates are low spending increases because it costs less money to borrow money so you can buy a bigger house, a bigger car, get a better rate on your credit card etc. These cuts cuts in “the prime rate” or how much the government charges your bank to borrow money. The bank of course is not in business for fun they add to the rate and loan money to you so lower prime rate equals lower rates for everyone and in theory more spending.

The problem is this theory only works long term if people are responsible with debt and it won’t help people who are already in the hole. If you are four payments behind on your home you can’t get a refinance loan no matter how low rates go. If you are paying 29% on your credit card your credit sucks and no one is going to give you a low interest one. Our country is in trouble because to many people spent money they can’t pay back and our government has done the same. When we artificially cut rates we simply put more people into more debt. In other words the country goes deeper into the hole and when at some point we are required to crawl out it will be more not less painful.

If this explanation seems oversimplified it isn’t.   In fact I will make it more simple. If your family is in debt and about to go broke and you take your debt of say 200,000 dollars and refinance it to a lower interest rate to reduce your payments it makes the situation better at first. If however, you then grow your debt back to the original payments you could not make then you are in more not less trouble. When our government puts out these low rates and increases personal and business debt in an economy where people are already in the hole it is the same exact thing.

In short I am glad for the responsible consumer that rates are low, I certainly did not want rates risen to higher levels but the reason behind this cut is nothing but a delay that is going to make what is bad already, worse.

Just yesterday I suggest looking into refinancing your home while rates are down and I also stated another rate cut was on the way, to wait for it and jump on it when it came.  24 hours later here we are, the market took a 400 point dump when it opened, the Fed panicked and cut rates before the end of the month meeting just as I said they would.    This is not an I told you so post though just another nudge to get going with a refinance if you are paying to much in interest, if you can make a smart move to pay off consumer debt (credit card debt) or if you were stupid and got into an ARM that will soon expire.

Right now I am finding rates are low a 5.125% on a 30 year fixed and todays cut is not even factored in yet.  Odds are you can get something in the 4.75-5.2% range with any type of decent credit assuming you have some equity in your home.  I don’t think you will see a better time in the next few years or perhaps the next decade.  Is this the absolute bottom for rates?  Who knows but it won’t get much better, my advice is to act now.

Also don’t fall for all the advertisements.  The best source to refinance a loan is most often your existing lender.  No one wants to loose a good mortgage client right now.  Last time I did a refinance I got all fees waived by my existing lender.  Remember if you don’t ask they generally won’t tell,  learn and use the phrase “is that the best you can do?” often.

I was just asked to review a web site called Finance Genius. I have to tell you I like what I saw. Basically the site is an information portal that helps consumers with a combination of advice and what amounts to a brokerage approach in connecting consumer to different options for things like insurance, mortgages, student loans and Auto Warranty services.  With automotive warranties in particular I always advise people to shop outside sources, the extended warranties offered by dealerships tend to be over priced and then simply lumped into your loan so you get to pay interest on it.  My additional advice is wait until your included warranty is almost up before paying for an extended on.  Why pay for a warranty you may not use?

Like any site that is recommending various financial products my advice is to shop what they have and compare it to other options.  Always make sure you find the best deal you can but Financial Genius certainly looks like one of the good guys so if you are in the market for any of their services have a look around their site and see what they have to offer.   Remember my view is debt is bad but when it is necessary get the best deal, with the best terms you can find.  Sites like this one are good tools for finding those types of deals.

Let me be clear that I think the continued suppression of interest rates by The Fed is a mistake.    All I believe is going to happen is more delay to the recession/depression we have to go through and right now delay simply means when it fully hits it will be worse due to the delay.

That doesn’t mean you can’t be smart and benefit from this.  If your interest rate is more then 3/4s of a point then current rates odds are in about a week or so you will get the chance to shave a point or more off it.  The Fed seems committed to yet another cut either in the next few days or at the end of the money the next time they meet.   I have the following advice for people in different categories.

1.  If your rate is above 6 percent odds are you can cut your payment a significant amount with a refinance in the next few weeks.  If you have the credit to qualify and if it saves you money, do it.

2.  If you have decent equity in your home 30-60K or more and if you owe 10-20k in consumer debt and if your rate is at, near or above 6 percent you may have the opportunity to refinance, pay off your debt and pay LESS or very little more each month on your house payment.  If so and if you are willing to cut up the credit cards you pay off, do it and do it now.

3.  If you were a dumb ass and got into a sub prime or adjustable loan see what you can do to get a conventional 30 year FIXED rate loan now.  There probably will not be a better time for a while.  As soon as even a hint of rebound in home sales come these rates will not be held so low any longer.

I am not a massive fan of cash out refinance for paying off other debts.  Many times this is something that gets abused.  If you plan to take this approach again it is necessary to make sure you get rid of that credit card that got you in the hole in the first place.  Yet there is no question that debt on housing is better then debt on credit cards.  I honestly believe for the home owner with equity, good credit and some unsecured debt this may be the best opportunity in a long time to consolidate bad debt into not so bad debt.  If you do it, look at it like a “stay of execution” and commit yourself to a renewed quest toward financial freedom.

Right now all we seem to hear about in any economic news is the subprime meltdown and how it is responsible for everything. Now the sub prime meltdown is bad but it is also misunderstood in both cause and effect. Let’s look briefly at both sides

The Cause - Everyone wants to blame the lenders for this. To me they get say 20-40% of the blame at most, sure they were stupid and sure it is biting them in the ass right now, as it should but they are not the real ones to blame. Our nation is so fixated on passing the buck and not actually blaming the person who is guilty our grandparents may not recognize our nation if they were with us today.

So who should get the blame for taking rapidly accelerating ARMs, hybrid mortgage loans and borrowing to the absolute limits of their budgets? Doesn’t really take a genius to figure it out does it? The people that took out mortgages that were too high or had bad terms are to blame. That is your fellow Americans and or you yourself if you took out these loans. It is so ever loving easy to blame corporate America but in the end if you borrow money and can’t or don’t repay it the blame is on you, not the company that loaned you the money.

The Effect - The news about the subprime market makes me think of El Niño. Remember El Niño the weather pattern back in the 90s that we blamed for everything. To me that is the sub prime meltdown today. A stock goes down, blame the sub prime lenders. A company lays off workers blame the sub prime market. To many illegal aliens are crushing our educational and health care systems, blame it on the subprime market. Our nation has over spent and is in a 58 trillion dollar hole just for social security alone, blame it on….OK you get the point.

The reality is the subprime bust is bad, very bad but it is also being used as an excuse for other problems in the market. Even the lenders are probably more effected by toxic unsecured (credit card) debt then bad sub prime loans. Yet make no mistake lending institutions are going to loose an estimated 300-400 billion or more before the whole thing comes to an end. Some banks will get bought by other banks, some will flat out shut down and all and all this is going to be another reason for the coming recession or more accurately depression.

Yet when it hits don’t let the talking heads on the idiot box tell you it all because of the greedy sub prime lenders First they are taking a bath you would not believe right now and getting what they deserve, lost money and some going under. Next the real reason for our recession is the US Government is spending far more money then we have and has been for 35 years, the bills are coming due.

So what can you do about all this?

First I advise you to read my post from yesterday about the overall weakness in the economy and watch the video with Comptroller General David Walker to get some specific understanding of what our real problems are and to learn some ways you can protect your assets.

Second I recommend you visit MorCap Fund Advisors, LLC and read their excellent article on the subprime meltdown to better understand it and its’ impact our our economy.