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  • mattnz
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    @mattnz
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    Thanks guys. This is a property that I have already sold under a wrap deal. I am assisting the wrappee to get bank finance if possible.

    mattnz
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    mattnz
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    Hi Nathan,

    I saw the Today Tonight piece. Wasn’t quite what I was expecting tho. It seemed to be about some of the more standard deals you have done, rather than what I have known you for, i.e. buying heavily damaged property and doing it up or other creative deals, like very cheap land

    mattnz
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    Sorry I don’t have them unmester.

    Here is a great article from Chris Martenson which clearly outlines the problems I have previously highlighted, on the amount of debt which needs to be financed internationally and the problems faced by China and Japan the key countries which have historically funded that debt.

    It is a train wreck waiting to happen that would have huge implications for the Aussie banks, which are also trying to refinance their debts.

    http://www.chrismartenson.com/blog/breakdown-draws-near/56594

    mattnz
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    How did you get on infallible?

    I have clients that I have helped get into a property under a wrap agreement.

    The husband is a discharged bankrupt (just finished his 3 years) but the wife has a clean financial record.

    We did the wrap deal about 18 months ago and I am trying to assist them to move to a conventional lender. After paying out my finance contract, paying LMI, stamp duty and fees, we estimate they would still have 10% equity because the Melbourne market has moved so much since we purchased the property.

    They have been ideal clients, have never missed a payment and are currently paying me standard variable rate +1.5%, so affordability isn’t an issue.

    Is 10% equity enough, can they get LMI , what kind of interest rate are they looking at, and which lender is probably best for them to approach?

    mattnz
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    Here are some fascinating graphs…

    First, US house prices, inflation adjusted, 1890 to present.

    http://www.ritholtz.com/blog/wp-content/uploads/2011/04/2011-Case-SHiller-updated.png

    Now Australian house prices, inflation adjusted, 1880 to present.

    http://cdn.debtdeflation.com/blogs/wp-content/uploads/2011/04/041011_2142_ThisTimeHad111.png

    Note the huge heights of the blue line. Very scary if it reverts to the mean as is currently happening in USA.

    mattnz
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    Night Alf, about to head to bed as well. Just watching more Peter Schiff utube vids, hilarious viewing.

    mattnz
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    It amuses me that this is exactly the sort of reaction Roubini got in 2006 from his peers when he made his predictions for USA.

    Have a look at the rubbishing that another person that saw the US collapse coming, Peter Schiff received on national tv…. we all know who had the last laugh. :)
    http://www.youtube.com/watch?v=V5sDKwMP6Pc&feature=related

    Nice to know I’m in good company. :)

    mattnz
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    Nouriel Roubini, an economics professor who is famous for predicting the GFC in USA in 2006 has just written an article outlining a coming crash following the huge bubble in China. Experts on bubbles don’t come with higher credentials than this guy.

    http://macrobusiness.com.au/2011/04/roubini-calls-time-on-china-part-2/

    An excerpt
    “China’s economy is overheating now, but, over time, its current overinvestment will prove deflationary both domestically and globally. Once increasing fixed investment becomes impossible – most likely after 2013 – China is poised for a sharp slowdown… “

    mattnz
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    Melbourne house prices dropped 6% in the last quarter.
    http://www.news.com.au/money/property/melbourne-home-property-prices-plunge/story-e6frfmd0-1226040207600

    excerpt
    After peaking at $601,000 late last year, the median price has fallen to $565,000 – down $36,000.
    The 6 per cent slump is the biggest quarterly drop in more than two years and one of the biggest the Real Estate Insititute of Victoria has recorded since the height of the global financial crisis.

    mattnz
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    It is no coincidence that the two massive peaks in Australian private debt to GDP levels coincide with the depressions of the 1890s and 1930s.

    http://cdn.debtdeflation.com/blogs/wp-content/uploads/2011/04/041011_2142_ThisTimeHad11.png

    Note how much greater the bubble is this time than the 2 previous depressions. Australian house prices are fueled by this massive debt undertaking.

    Mortgage debt to GDP is much greater in Australia than in USA
    http://cdn.debtdeflation.com/blogs/wp-content/uploads/2011/04/033111_2301_ThisTimeHad15.png

    mattnz
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    mattnz wrote:
    Step 10. Australian government suddenly has a debt to GDP ratio over 60% and rising. State governments have huge deficits as they are no longer receiving their huge stamp duty money which was previously keeping them afloat.

    Using analysis from RP data
    http://macrobusiness.com.au/2011/04/hooked-on-property/

    “During the 2009-10 financial year, state and local governments raked in almost $32 billion in taxes from property – the highest amount on record….

    Property related taxes are the biggest cash cow for state and local governments, accounting for more than 48% of total tax revenue during 2009-10….

    In what is sure to be unwelcome news for state and local governments, the 2010-11 financial year looks set to see a drop in property related taxation revenues. Between May 2010 and February 2011 capital city dwelling values have fallen by -1.6% and sales volumes during 2010 were their lowest on an annual basis since 1996. For the remainder of the financial year sales volumes are unlikely to record a significant rebound and value growth looks unlikely to return.

    As a result of these current soft conditions we expect that state and local governments will experience a budgetary hole at the end of this financial year due to fewer transactions within the sector which accounts for their greatest source of taxation revenue.

    Over the past decade, Australia’s state and local governments have rode on the back of skyrocketing property prices. The revenues received have funded all kinds of expenditure – from public servants’ salaries to health care, schools and infrastructure.

    The story is similar at the federal level, where tax collections have surged on the back of growing property values and rising debt levels, which have boosted consumer spending, employment and the economy more generally.

    Should Australia’s housing market encounter a significant correction, rather than the price stagnation and falling volumes experienced currently, then government finances will likely take a hammering as consumer spending dries-up, unemployment rises, tax collections haemorrhage, and welfare payments rise. And the impact will be a whole lot worse should Australia’s other economic pillar – mining – experience a sharp contraction of demand and falling commodity prices.”

    mattnz
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    Dan42 wrote:

    Here are a few differences, off the top of my head.

    1) The Australian economy is relatively strong, we have low unemployment, and a budget that will be in surplus (apparently) in 2013. The US economy is a basket case, unemployment is over 10% and they are TRILLIONS in debt.

    2) It's interesting that the areas mentioned in the link (Florida, California, Nevada, Arizona) are all states with non-recourse loans. We don't have non-recourse loans in Australia.

    This doesn't mean that house prices won't correct, or more likely, stagnate for a few years, but are we likely to see massive, US style drops in house prices? I doubt it.

    BTW, some of the bearish types here have been predicting the 'bursting of the bubble' for the last three years. What's so different now compared to last year, or the year before?

    And before anyone says it, no, I'm not predicting huge gains or sayng that now is a great time to buy. I just think a period of no growth is much more likely than a huge crash, regardless of what happened in some US states.

    The US economy was strong too in 2006 before their property market collapsed. The property bubble popping was what caused their financial difficulties and created weak unemployment, a share market collapse and budget problems. It will be the same in Australia. A weak housing market will be the leading indicator of a weaker economy. Australian private debt is as bad as the US situation and will cause the same issues here in time.

    The vast majority of US states have full recourse loans, including both Florida and Nevada. http://www.forecloseddreams.com/recourse_states
    Other markets which have collapsed include UK, Portugal, Ireland, Japan (in 1990) which also have full recourse loans. Property markets collapse regardless of whether markets are full recourse or not.

    The change now is that it is widely accepted in the mainstream that property is hugely overvalued, even many by those with a vested interest in keeping the bubble together, such as Westpac and NAB.

    mattnz
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    mattnz wrote:
    Step 2. Japan, China and other nations that have been funding debt not just for Australia but the rest of the world, wake up and realise that the debt funding to Western nations can’t continue. Treasury auctions will have no bidders and interest rates will skyrocket.

    This is backed up by the following facts:
    1. The US dollar has just started taking a huge hit, with record devaluations against many currencies, including AUD and JPY. The world’s largest bond fund, PIMCO (with 1.2 trillion dollars in funds!!) has just announced that the US is a basket case and have exited their entire portfolio of US Treasuries. http://www.interest.co.nz/opinion/52880/fridays-top-10-10-nz-mint-pimco-says-us-plans-default-stealth-goodwill-anzs-national-c

    3. China’s property bubble is command driven rather than demand driven. There are numerous newly built ghost cities in China and 64 million empty apartments that chinese people cannot afford to buy. It is crunch time in China. They will no longer be able to continue to fund western debt. http://www.sbs.com.au/dateline/story/transcript/id/601007/n/China-s-Ghost-Cities

    Latest articles backing this up….

    Beijing house prices dropped 26.7% this month!!! http://en.21cbh.com/HTML/2011-4-12/4NMjM0XzIwOTg4Ng.html

    PIMCO has now taken a short position in US Treasuries http://www.zerohedge.com/article/exclusive-bill-gross-now-short-us-debt-hikes-cash-73-billion-all-time-record

    mattnz
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    Definitely possible to get a 20% return through investing in US property. Can’t do it in Australia though.

    An alternative to direct property investing in US is tax liens, which can return 18%, but the timing of the cashflow can’t be controlled.

    mattnz
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    If you have skills with computers and are good with customers (a rare combination), earning much more should be entirely possible. Given your current position though, either do this as a side job for yourself as extra income, or look to be employed by someone else fulltime and take a better salary.

    Definitely don’t do a $5k course. Spend time rather than money to learn. You will need your first $5k for investment.

    If you are starting out with a small amount of money and are looking to grow it, US investments are a good option. Go for those with high cashflow and use this to help build your capital base.

    mattnz
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    http://www.gladstoneobserver.com.au/story/2011/04/06/gladstone-homes-hottest-country/

    GLADSTONE has been nominated as the hottest property market in the country by real estate agents, property developers, investors and owners.

    The National Australia Bank (NAB) survey asked respondents to nominate three ‘hot spots’ where they expect the fastest growth in home prices.

    Gladstone was most nominated the hottest place in Australia, due to gas-related projects, while Clayfield, Mackay and Townsville were also nominated in Queensland.

    The March survey showed an expected average increase of 3.5 per cent in residential rents over the coming 12 months in Queensland with most expecting the strongest growth in Western Australia, NSW and the ACT.

    The weakest area of growth is expected to be South Australia and the Northern Territory with respondents expecting a 0.2 per cent decline in home prices over the next year.

    mattnz
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    Here is an excerpt of an article from Chris Martenson on the impact of the end of QE and the reversal of Japan's position as a net lender to the world to bringing that money back in. You can read the full version here http://www.chrismartenson.com/blog/global-tsunami-courtesy-fed/55822

    A Disturbance in the Force The biggest risk here, aside from parts shortages and supply chain difficulties, is what happens when the flood of liquidity that has emanated from Japan over the past two decades reverses course and flows in the other direction. This is a major transition (which I expounded upon more deeply in a recent post for my enrolled members) for which both Japan and the world economy at large are wholly unprepared.

    If we add the idea of the Fed's termination of QE, which has been enormously supportive of Treasury prices (and therefore low interest rates) to the idea of Japan suddenly becoming a net importer of funds instead of an exporter, we can quickly arrive at the risk of a rather unpleasant period for US Treasuries — and, by extension, many other government bonds.

    <moderator: delete additional 5 paragraphs. please see link>

    mattnz
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    SmartGenY wrote:
    Matt,

    How are your views received at your workplace? If this does happen I hope Australia learns off Ireland and does not back the banks, but rather sets up its own bank or starts selling bonds to fund the drastic stimulus that will be required… Hopefully in infrastructure and not Harvey Norman.

    I have shared my views with my team. They started to really take notice when what I have been saying for the past couple of months was acknowledged in our senior leadership meeting by the bank’s chief economist. They have asked me for the warning signs to watch out for in coming months…. part of what has prompted my thinking for this post.

    mattnz
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    streamlineinvesting wrote:
    >One question Matt, you said early in the post that we were up to Step 4 with banks starting to restrict lending requirements. If your plan does play out, do you have an idea of the time frame before prices to completely collapse? We saw in USA that prices went from highs to lows over a period of about 4 years (that is if they did indeed reach the bottom). Do you expect something similar in Australia , so prices to collapse and hit the bottom of the trench around 2015 or so?

    I actually think we are only at step 1 now and about to move into step 2. True credit rationing isn’t happening to the average customer that I am aware of at this stage. I would see a timeframe similar to the USA. The concern is that you get stuck in a viscious spiral.

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