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Monday, May 20, 2013

Amateur investors tap 401(k)s to buy homes


By Les Christie @CNNMoney May 20, 2013: 6:08 AM ET
Article from http://money.cnn.com/


NEW YORK (CNNMoney)


In order to get in on hot housing markets, amateur investors are buying up homes and taking risky measures -- like tapping their retirement accounts -- to fund the deals.

"We're seeing many people cash out 401(k)s or IRAs because they want to take advantage of the market," said Sean Galaris of financial services firm LM Funding, based in New York and Miami. 

"This new scenario involves people losing significant personal funds since they are financing real estate through retirement accounts, savings and life insurance."

Galaris should know. His company buys delinquent fee accounts from condo associations and collects the debts. Many of the condo owners he collects from either resort to tapping their 401(k)s or IRAs when they come up short or have already used up those funds to buy the property in the first place.

Lori McDermott, an insurance broker from West Seneca, N.Y., took out a $50,000 loan against her 401(k) for a downpayment on a home in Sarasota, Fla., last December. A short sale, McDermott got the place for $225,000 -- a steal considering the seller owed $465,000 on the mortgage.

But still, it's a risk. If McDermott loses her job or quits, then any unpaid part of the loan will be subject to income tax and possibly a 10% early withdrawal penalty.

"The decision to take money from your 401(k) is not for everyone," said McDermott. At the age of 48, she has already had five arterial stents implanted. "Having heart disease put me in a position where I was scrambling for life insurance," she said. " I looked elsewhere to create a legacy: real estate."

Adam Bergman, a tax attorney for IRA Financial Group in New York, gets several calls a day from clients like McDermott looking to invest their retirement funds in real estate.

"Our average client has retirement accounts of about $150,000 and is looking to buy one or two properties," he said. "After 2008, they didn't trust Wall Street. They wanted hard assets."


But Wall Street is getting into this market as well and that is driving prices higher. Many of the single-family homes and condos that have been purchased over the past three years have been snapped up by hedge funds, foreign investors, private equity and wealthy real estate partnerships.

The large-scale purchases these investors are making are driving up prices in markets that were hit hardest during the housing bust. Atlanta home prices jumped 16.5% in the 12 months ended in February, according to the S&P/Case-Shiller home price index.

In Las Vegas, which was ground zero for the foreclosure crisis, prices have climbed 17.6% and Phoenix has seen an increase of 23%. In Florida, Tampa and Miami have recorded double-digit increases.

"They bought a lot of stuff cheap last year, but now they're paying market value," said Jack McCabe, a Florida-based real estate consultant. "Sometimes they're overpaying."

As home prices rise, profits are harder to come by for investors than they were a year or two ago. "There's no way they can get an 8% return buying at today's market prices," said McCabe.

After deducting all the fees, taxes, maintenance and other costs, "They're lucky to get a 2% return," he said.

And that's if all goes well with the rental. It often does not. Investments in rental properties can quickly sour if, say, a tenant stops paying rent for a few months or if a condo or homeowners association imposes special assessments to pay for major repairs.

"When that happens, investors may not have the wherewithal to pay their monthly common charges and property taxes," said Galaris. "A whole lot of the people in the markets are not experts."

Galaris said amateur investors sometimes spend all their free cash on their purchases and then have to scramble to pay the fees. If real estate turns south again, that could leave a lot of investors in dire financial condition for their golden years. 

Have you ever bought an investment property and then later regretted becoming a landlord? Share your story with us.



First Published: May 20, 2013: 6:08 AM ET
Les Christie @CNNMoney May 20, 2013: 6:08 AM ET
Article from http://money.cnn.com/

Friday, May 17, 2013

How to Weigh the Future


May 17, 2013 - 3:00am
By Kevin Kiley
Article from http://www.insidehighered.com/news/

Would you be willing to pay about $13,000 more a year in tuition to go to a college that doesn’t invest in fossil fuels?

That’s the amount of revenue – a total of about $204 million over 10 years -- that Swarthmore College administrators recently estimated the college would forgo in endowment returns if the college’s governing board decided to divest from fossil fuels.

“There is no way in advance to predict the cost of something,” said Suzanne P. Welsh, vice president for finance and treasurer at Swarthmore. “But as the board looks at this, there is a reasonable case that can be made that there would be a significant cost that the board should take into account.”

Swarthmore, like many higher education institutions, has been under pressure for the past few years from a variety of student, faculty and outside groups to divest from companies that extract and burn fossil fuels. Those activists, pointing to the perceived success of a 1980s divestment movement that many say helped end South African apartheid, say divestment could be an effective tool to get companies and the government to address issues of climate change.

That pressure has ramped up in recent months, with groups targeting institutions with some of the largest endowments. And with few signs that national policy regarding fossil fuels will change in the near future, the debate is likely to be a continued point of contention on college campuses into the next year.

Part of the reason why the debate has such staying power is because it is almost impossible to know the true costs and benefits of an action like divestment. There are few historical case studies that can be examined, and those that do exist might not be applicable to the current situation. Estimating the cost would require predicting investment returns, and, as investors often say, “past performance is no guarantee of future success.”

Proponents of divestment argue that the costs would be negligible and that action in that direction could have a profound impact on the national debate. Opponents say institutions that divest would see a hit to their bottom lines while having little or no economic impact on the divested companies. Neither side can marshal much compelling evidence to prove the other wrong.

Several college administrators have argued that the costs of divestment would be large, but Swarthmore’s estimate, part of a presentation administrators were scheduled to deliver at a May 9 board meeting, is one of the first attempts to put to paper what a college thinks it will lose by divesting.

What’s Costing So Much?

The bulk of Swarthmore’s estimated losses would not come from screening out fossil fuel companies directly. Such investments do not make up a large portion of the university’s portfolio and could likely be replaced by other investments with similar predicted returns. Instead, administrators argue that a divestment screen of any kind would require the college to fundamentally change how it manages its endowment.

At the moment, the university invests in a range of asset classes -- domestic and international equity, alternative assets, private equity, real estate, and bonds and cash -- all of which carry different levels of risk and return. Within these asset classes, the college’s investment committee picks outside investment managers who employ diverse strategies. (Some institutions -- particularly the wealthiest -- also invest directly instead of going through investment managers. Swarthmore does not do that.)

“The success of the college’s investment strategy depends on having a diversified mix of investments and hiring the best investment firms to manage specific portfolios of investments,” the report states.

In general, investment managers can employ one of two tactics: they can either attempt to mimic the market using index funds, a strategy called “passive management,” or take a more active approach and put together customized portfolios that attempt to outperform the market. These active portfolios can either be customized for an institution, an approach that often comes with a high fee, or combine a bunch of investors’ money into a commingled fund.

Swarthmore does not use index funds, believing that it will see a higher return by trying to beat the market. Some of its money is in separately managed portfolios of just Swarthmore money and some of it is in commingled funds. About $660 million of the university’s $1.5 million endowment is tied up in commingled funds that possibly include fossil fuels, according to the report.

Through active management, the college’s domestic and international equity portfolios have outperformed indexes by 1.8 percent and 1.7 percent, respectively, over the past 10 years, according to the report.

The Swarthmore report argues that divestment would essentially require the college to shift the money it currently places in actively managed commingled funds to passive index funds, which saw lower returns over the past 10 years, and administrators believe they will have lower returns in the long run. Administrators say there are few options of actively managed – yet screened – commingled funds.

If the college switched to separately managed funds of just Swarthmore money, it would likely have to pay higher fees, which would also limit returns.

Swarthmore administrators also said that a fossil fuel screen would make it so the college could not replicate the diversity of the current portfolio. “Because there are so few funds that are actively managed and screen out fossil fuels, it would be hard to replicate diversification that we currently have in the portfolio,” Welsh said. “We would likely have to replace them with index funds, and to do that we would have to give up performance.”



Not Applicable for Everybody

Welsh said Swarthmore’s analysis likely isn’t relevant to the majority of colleges and universities. The college’s endowment is one of the country’s 50 largest. Its investment strategy, portfolio mix and reliance on outside investment managers is likely different from other institutions.

The half-dozen colleges -- including Green Mountain College, which announced earlier this week that it would divest from fossil fuels – that have divested from fossil fuels or added additional screens to their investment policies all have relatively small endowments, often less than $10 million. They rely less on their endowments for funding operations, which makes divestment a less risky proposition.

Swarthmore, on the other hand, finances about half its operating budget through returns on its investments.

Most of the divested institutions also lack the funding to buy into the better actively managed funds, meaning they are more likely to take a more passive approach to managing their investments, often placing them in index funds.  

Too Many Assumptions

Investment managers that specialize in socially responsible investing say the Swarthmore paper – like other studies that have tried to estimate the cost of divestment – makes too many assumptions about the nature of the market and tend to over-estimate the cost.

“My view of the Swarthmore paper is that it’s asking, ‘What’s the worst possible case of what it’s going to cost to divest?’ “ said Christine Jantz, an investment analyst with Northstar Asset Management, a socially responsible investment management firm based in Boston.

Jantz and Julie Goodridge, Northstar’s founder and CEO, said there’s no reason to believe that divesting from fossil fuels would require that Swarthmore shift away from active management to index funds. They said there’s a good chance that some of the college’s current investment managers don’t have money in the sector and that there are a range of investment management firms that actively manage portfolios while making consideration about social causes.

“People have been doing this since the South African divestment movement,” Goodridge said. “There are a number of individual mangers who specialize in it, who are quite skilled at social investing. It has been 25, 30 years since this became its own industry.”

Jantz and Goodridge also said the college – especially if joined by other institutions concerned about fossil fuel use – could likely ask investment managers to change their practice slightly. “Active managers would not care to lose this money,” Jantz said. “You’ve got to assume that they would be willing to try to work with them around concerns if they would ask.”

Swarthmore students advocating for divestment say they don’t buy the college’s logic. “I believe that there are options other than index funds,” said Patrick Walsh, a Swarthmore junior who is part of Mountain Justice, one of the student groups advocating divestment. “There exist separately managed funds that screen for the fossil fuel industry, and there do exist socially responsible investments, so we believe there are more options than the administration is presenting here.”

Jantz and Goodridge also took aim at a paper by Timothy Adler and Mark Kritzman at Windham Capital Management that has been widely cited during the debate about divestment, saying its assumptions about what percent of the market colleges would have to divest from, the size of a portfolio and the expected return of the energy sector over the next few years are all too high, meaning the cost they estimate, a decrease in returns of about 0.4 percent, would be even smaller.

Unpredictable Benefits

But even with various estimates of potential costs, the calculation about whether or not a given higher education institution should divest from fossil fuel use is still almost as murky because the benefits of doing so are so unclear.

Studies of the South African divestment movement suggest that the actual economic impact of divestment was minimal, but that the movement raised significant awareness of the issue in the public consciousness.  

It is unclear if colleges and universities divesting from fossil fuel companies would have the same political impact, particularly given political polarization around the issue.

Welsh, the Swarthmore treasurer, said there are reasons to believe that the college would be more effective addressing climate change through other avenues.

“If Swarthmore were to divest, it could not participate in shareholder activism efforts, many of which have resulted in tangible progress,” the Swarthmore report states. “If engaged shareholders were replaced by shareholders without conscience on these issues, it would not deprive companies of capital, but would rather make it easier for them to maintain the status quo.”

And for some, the numbers about cost aren’t particularly relevant. Activists say that if some estimates about the human and economic cost of climate change are to be believed, $200 million – or even $200 billion – would be a small price to pay for averting it. “Climate change one of the largest moral and ethical problems going to face in century,” Walsh, the Swarthmore student, said.



May 17, 2013 - 3:00am
Kevin Kiley
Article from http://www.insidehighered.com/news/

Wednesday, May 15, 2013

GCC asset management grows as $121.3bn worth of road, bridge infrastructure investment underway

United Arab Emirates: 2 hours, 33 minutes ago 
Article from http://www.ameinfo.com/



As GCC states forge ahead with road and bridge infrastructure projects worth $121.3bn, the asset management industry throughout the region is booming.

The latest methodologies and strategies in asset risk management, asset reliability and asset information will be up for debate and discussion this month with the return of the Government Asset Management Congress, the only event of its kind in the Middle East which provides a platform for the sharing of international and regional best practice among asset owners.

The four-day conference, taking place from 12-15 May 2013 at The Address Hotel, Dubai Mall, will feature some of the most respected figureheads in the industry, including Matar Al Mehairi, Senior Manager Asset Management at Dubai Electricity and Water Authority (DEWA); Nicholas Wellwood, Advisor Integrated Infrastructure Planning at the Department of Municipal Affairs in Abu Dhabi; and Dr Najib Dandachi, Asset Management Director at TRANSCO.

The congress will impart knowledge to asset owners at federal, state and local government levels, who are keen to develop their asset management techniques and increase their understanding in this area.

Speaking for the first time this year, Konrad Siu, Director at the Office of Infrastructure and Funding Strategy, City of Edmonton in Canada, said, "It is an honour to share the City of Edmonton's infrastructure asset management experience at the conference, as an example of best international practices. I hope that Edmonton's infrastructure asset management journey and the tools and processes developed by the City of Edmonton will help provide perspective and ideas for managing infrastructure in the Middle East."

Delegates at the congress will hear firsthand from leaders of Middle Eastern utilities and transport agencies on why the emerging discipline of asset management is vital to the sustainability of the region's infrastructure.

Keith Paintin, Business Planning and Performance Specialist for TRANSCO, the first oil and gas company in the GCC to achieve PAS 55, a 28-point checklist of good practices in physical asset management, said, "This event provides us with an excellent opportunity to share experiences, thoughts and concerns with other parties going through the same transition and learning curve. I will be raising the profile and benefits of implementing a robust risk management activity and ethos into a company and hope to provide inspiration for the delegates to take back to their organisation and look at how it can be put into practice."

The event will include a series of post-Congress master classes, from 14 to 15 May 2013, where attendees will hear from a selection of international experts about how to implement a corporate risk management framework and how to build an asset-orientated organisation with PAS 55.

Management from Platinum sponsor Halcrow - CH2MHILL will explain the principles of whole life costing for capital and operations investment decision making. David Pocock, International Practice Director for Asset Management will draw on examples from a wide range of sectors, as well as techniques from emerging industry research and development.

Tim Young, Director at Qasr, support sponsor for the event this year, said, "Our master class is developed to be able to support the governments, utilities and industries of the region in improving their asset management capabilities. Last year's class achieved a 97% satisfaction rating from the audience and this year's session will be engaging, challenging and interactive."

Nabil Ghaleb, Projects Interface Management Department Head at GASCO will be sharing his thoughts on leveraging IT to create and maintain accurate assets information across a large and growing asset intensive organisation.

He commented, "GASCO is rapidly growing to be one of the largest gas processing companies in the world. Systems developed by GASCO have been presented and adopted by many GCC oil and gas companies already, and shared with our respective shareholders, like Shell and Total. Offering our insights and research at the congress is a great way to communicate and learn about best practice procedures."

The conference will hear how international peers have successfully driven asset performance gains and savings. "For all delegates there will be something that they can take back to the work place and put into practice and it's a great opportunity to hear about the impressive asset management practices being undertaken in the region," said Joe Bannan, Branch Manager Asset Management Brisbane Infrastructure at Brisbane City Council, Australia.


United Arab Emirates: 2 hours, 33 minutes ago 
Article from http://www.ameinfo.com/