Deflation on the Horizon?

Deflation on the Horizon?

Real Estate Investor · San Antonio, TX · Member since 2008 · 553 posts · 20 votes

Make Sure You Get This One Right
By Niels C. Jensen

There are those who sweat over every decision, worrying about how it will affect their lives and investments. Then there is the school of thought that we should focus on the big decisions. I am of the latter school.

85% of investment returns are a result of asset class allocations and only 15% come from actually picking investment within the asset class. Getting the big picture right is critical. In this week's Outside the Box we look at a very well written essay about the biggest of all question in front of us today. Do we face deflation or inflation?

This OTB is by my good friends and business partners in London, Niels Jensen and his team at Absolute Return Partners. I have worked closely with Niels for years and have found him to be one of the more savvy observers of the markets I know. You can see more of his work at www.arpllp.com and contact them at [email protected].

John Mauldin, Editor
Outside the Box



Make Sure You Get This One Right

By Niels C. Jensen

"You can't beat deflation in a credit-based system."

Robert Prechter

As investors we are faced with the consequences of our decisions every single day; however, as my old mentor at Goldman Sachs frequently reminded me, in your life time, you won't have to get more than a handful of key decisions correct - everything else is just noise. One of those defining moments came about in August 1979 when inflation was out of control and global stock markets were being punished. Paul Volcker was handed the keys to the executive office at the Fed. The rest is history.

Now, fast forward to July 2009 and we (and that includes you, dear reader!) are faced with another one of those 'make or break' decisions which will effectively determine returns over the next many years. The question is a very simple one:

Are we facing a deflationary spiral or will the monetary and fiscal stimulus ultimately create (hyper) inflation?

Unfortunately, the answer is less straightforward. There is no question that, in a cash based economy, printing money (or 'quantitative easing' as it is named these days) is inflationary. But what actually happens when credit is destroyed at a faster rate than our central banks can print money?

A Story within the Story

Following the collapse of the biggest credit bubble in history, there has been no shortage of finger pointing and the hedge fund industry, which has always had an uncanny ability to be at the wrong place at the wrong time, has yet again been at the centre of attention. And politicians, keen to divert attention away from themselves as the true culprits of the crisis through years of regulatory neglect, have been quick at picking up the baton. Admittedly, the hedge fund industry is guilty of many stupid things over the years, but blaming it for the credit crisis is beyond pathetic and the suggestion that increased regulation of the hedge fund industry is going to prevent future crises is outrageously naïve.

If you prohibit private investors from investing in hedge funds which on average use 1.5-2 times leverage but permit the same investors to invest in banks which use 25 times leverage and which are for all intents and purposes bankrupt, then you either don't understand the world of finance or you don't want to understand. Shame on those who fall for cheap tactics.

Let's begin by setting the macro-economic frame for the discussion. I have been quite bearish for a while, suspecting that the growing optimism which has characterised the last few months would eventually fade again as reality began to sink in that this is no ordinary recession and that 'less bad' doesn't necessarily translate into a quick recovery. I still believe there is a good chance of enjoying one, maybe two, positive quarters later this year or early next; however, a crisis of this magnitude doesn't suddenly fade into obscurity, just because the economy no longer shrinks at an annual rate of 6-8%.

Going forward, not only will economic growth disappoint, but the economic cycles will become more volatile again (see chart 1) with several boom/bust cycles packed into the next couple of decades. This is a natural consequence of the Anglo-Saxon consumer-driven growth model having been bankrupted. Growing consumer spending over the past 30 years led to rapidly expanding service and financial sectors both of which will now contract for years to come as overcapacity forces players to downsize.

Chart 1: US GDP Growth Volatility

This will again lead to higher corporate earnings volatility which will almost certainly drive P/E ratios lower, making conditions even trickier for equity investors. At the bottom of every major bear market in the last 200 years, P/E ratios have been below 10. As you can see from chart 2 overleaf, few countries are there yet. The next decade is therefore not likely to be a 'buy and hold' market for equity investors. The combination of low economic growth and pressure on valuations will create severe headwinds. The most likely way to make money in equities will be through more active trading.

So now, two years into this crisis, where do we stand and where do we go from here? History offers limited guidance, as we have never experienced the bursting of a bubble of this magnitude before. The closest thing is the collapse of the Japanese credit bubble around 1990. As the Japanese have since learned, recovering from a deflated credit bubble is a long and very painful affair.

Governments and central banks on both sides of the Atlantic are pursuing a strategy of buying time, hoping that a recovery in economic conditions will allow our banking industry to re-build its capital base. The Japanese pursued a similar strategy back in the early 1990s. It failed miserably and set the country back many years in its recovery effort. Ironically, the Japanese approach was almost universally condemned as hopelessly inadequate. It is funny how you always know better how to fix other people's problems than your own. A little bit like raising children, I suppose.

Chart 2: P/E Ratios in Various Countries

Another lesson learned from Japan is that once you get caught up in a deflationary spiral, it is exceedingly hard to escape from its grip. The Japanese authorities have used every trick in the book to reflate the economy over the past two decades. The results have been poor to say the least: Interest rates near zero (failed), quantitative easing (failed), public spending (failed), numerous attempts to drive down the value of the yen (failed); the list is long and makes for painful reading.

We are effectively caught in a liquidity trap. The Bank of England, the European Central Bank and the Federal Reserve have all flooded their banking system with enormous amounts of liquidity in recent months but what has happened? Instead of providing liquidity to private and corporate borrowers as the central banks would like to see, banks have taken the opportunity to repair their balance sheets. For quantitative easing to be inflationary it requires that the liquidity provided to the market by the central bank is put to work, i.e. lenders must lend and borrowers must borrow. If one or the other is not playing along, then inflation will not happen.

Chart 3: Broad Money versus Narrow Money

This is illustrated in chart 3 which measures the growth in the US monetary base less the growth in M2. As you can see, the broader measure of money supply (M2) cannot keep up with the growth in the liquidity provided by the Fed. In Europe the situation is broadly similar.

There is another way of assessing the inflationary risk. If one compares the total amount of credit destruction so far (about $14 trillion in the US alone) to the amount spent by the Treasury and the Fed on monetization and fiscal stimulus ($2 trillion), it is obvious that there is still a sizeable gap between the capital lost and the new capital provided.

If we instead move our attention to the real economy, a similar picture emerges. One of the best leading indicators of inflation is the so-called output gap, which measures how much actual GDP is running below potential GDP (assuming full capacity utilisation). It is highly unlikely for inflation to accelerate during a period where the output gap is as high as it currently is (see chart 4). Theoretically, if you believe in a V-shaped recession, the output gap can be reduced significantly over a relatively short period of time, but that is not our central forecast for the next few years.

Chart 4: Output Gap & Capacity Utilization

I can already hear some of you asking the perfectly valid question: How can you possibly suggest that deflation will prevail when commodity prices are likely to rise further as a result of seemingly endless demand from emerging economies? Won't rising energy prices ensure a healthy dose of inflation, effectively protecting us from the evils of the deflationary spiral (see chart 5)?

Chart 5: The Deflationary Spiral

Good question - counterintuitive answer:

Contrary to common belief, rising commodity prices can in fact be deflationary so long as demand for such commodities is relatively inelastic, which is usually the case for basic necessities such as heating oil, petrol, food, etc. The logic is the following: As commodity prices rise, money earmarked for other items goes towards meeting the higher commodity price and consumers are essentially forced to re-allocate their spending budget. This causes falling demand for discretionary items and can in extreme cases lead to deflation. We only have to go back to 2008 for the latest example of a commodity price induced deflationary cycle.

A price increase on a price inelastic commodity is effectively a tax hike. The only difference is that, in the case of the 2008 spike in energy prices, the money didn't go towards plugging holes in the public finances but was instead spent on English football clubs (well, not all of it, but I am sure you get the point) which have become the latest 'must have' amongst the super-rich in the Middle East.

For all those reasons, I am becoming increasingly convinced that the ultimate outcome of this crisis will turn out to be deflation – not inflation. Inflation may eventually become a problem, but that is something to worry about several years from now. The Japanese have pursued an aggressive monetary and fiscal policy for almost 20 years now, and they are still nowhere.

So why are interest rates creeping up at the long end? Part of it is due to the sheer supply of government debt scheduled for the next few years which spooks many investors (including us). And the fact that the rising supply is accompanied by deteriorating credit quality is a factor as well. But countries such as Australia and Canada, which only suffer modest fiscal deficits, have experienced rising rates as well, so it cannot be the only explanation.

Maybe the answer is to be found in the safe haven argument. When much of the world was staring into the abyss back in Q4 last year, government bonds were considered one of the few safe assets around and that drove down yields. Now, with the appetite for risk on the increase again, money is flowing out of government bonds and into riskier assets.

Perhaps there are more inflationists out there than I thought. Several high profile investors have been quite vocal recently about the inevitability of inflation. Such statements made in public by some of the industry's leading lights remind me of one of the oldest tricks in the book which I was introduced to many moons ago when I was still young and wet behind the ears. 'Get long and get loud' it is called; it is widely practised and only marginally immoral. Nevertheless, when famous investors make such statements, it affects markets.

The point I really want to make is that the inflation v. deflation story is the single biggest investment story right now and being on the right side of that trade will effectively secure your investment returns for years to come. If I am wrong and inflation spikes, you want to load your portfolio with index linked government bonds (also known as TIPS for our American readers), gold and other commodities, commodity related stocks as well as property.

If deflation prevails, all you have to do is to look towards Japan and see what has done well over the past 20 years. Not much! You cannot even assume that bonds will do well. Recessions are bullish for long dated government bonds but a collapse of the entire credit system is not. The reason is simple - with the bursting of the credit bubble comes drastic monetary and fiscal action. Central banks print money and governments spend money as if there is no tomorrow, and all bets are off. Equities will do relatively poorly as will property prices. But equities will not go down in a straight line. The market will offer plenty of trading opportunities which must be taken advantage of, if you want to secure a decent return.

All in all, deflation is ugly and not conducive to attractive investment returns. It is also not what governments want and need right now. With a mountain of debt hitting the streets of Europe and America over the next few years, as the cost of fixing the credit and banking crisis is financed, one can make a strong case for rising inflation actually being the favoured outcome if you look at it from the government's point of view. The problem, as the Japanese can attest to, is that deflation is excruciatingly difficult to get rid of, once it has become entrenched. I am in no doubt which of the two evils I would prefer, but we may not have the luxury of choosing our own destiny.


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John F. Mauldin
[email protected]

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Real Estate Investor · the villages, FL · Member since 2008 · 5k+ posts · 3k+ votes
17y

Wow- what a long article, but I made it through. I've always been a believer in diversity or variety. Plan for the worst and hope for the best. I realize you can't cover all the bases at first, but over time you can and should. Here is my list of preparedness items and the order I would obtain them.
1. Supply of water
2. Supply of food( 6 months at least)
3. At LEAST 6 months expenses in cash, available in cash and not in a bank account. Banks may close or go out of business or limit your amounts and rates of withdrawals. (Ohio and Utah Thrifts did)

Those are the essentials. Once that is done, then get investing.
4. Cash flowing RE. (Mikeoh out there?)
5. Real estate in larger projects and leveraged to provide tax writeoffs and to eliminate IRS as your partner.
6. Gold and Silver- bullion and not numismatics. This is a hedge.

If you think the nukes might blow us back to stone age, then acquire commodities that people will want- matches or lighters, soap, personal hygiene items, generator, coleman stove and gas.
I'm not saying you'll ever need these items, but it is a nice feeling being prepared. I do practice what I preach. I have done the above. What scares me is how many people are not doing it. The majority of people in the U.S. and probably the world now couldn't go ONE month without a paycheck or be out of money.
Some years back, I was preparing to give a seminar on this subject and did some due diligence on this subject. One third of the U.S had a NEGATIVE net worth. It you took away their house equity, the number grew to over SIXTY % would be worth LESS than zero. That is probably where we are today with the decreases in real estate values.

These are just my items and the order I'd go after them. Feel free to chime in with other points. Rich.

See this reply in the discussion

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  • Investor · Southlake, TX · Member since 2009 · 950 posts · 338 votes
    17y

    There are great opportunities currently available and coming...Unless it turns out you're buying at the top of the down market! Obviously no one knows for sure where our economy is going. Therefore, a prudent strategy would be to borrow the "dollar cost averaging" concept from the financial investment industry. Purchase methodically over a period of time. This would help reduce any overpayment of property you end up making in your overall portfolio. As a wise Arkansas oil man (who came into a large metropolitan city in TX and bought a professional football team simultaneously firing the long-time beloved head coach like a government takeover in a third world latin country) said, you need to "keep (some of) your powder dry" for the next opportunity that presents itself.

  • Jeff TumbarelloPro Member
    Real Estate Broker · Fort Myers, FL · Member since 2008 · 1k+ posts · 323 votes
    17y
    Originally posted by Rich Weese:
    At least this time you stated you were being contrarian!! You must be having a bad day. Most of your posts have been negative. I don't know where to even start with this recent post.
    Let me just say that AZ and FL are ALREADY selling like crazy. Not the multi million dollar properties, but most other ranges. My area of FL has more sales the first half of 09 than the first half of 05!! that was the take off period before the boom started in 06. I hear the same about AZ. Many lenders are creating "the auction effect with method of listing low, accepting multiple offers and then doing a highest and best ".
    Commercial does lag(strip center type commercial) but not multi-unit commercial.
    I won't take the time to dispute each item, but I think you're going to miss the boat if you're waiting around till 2011, imo, or even 2010. Time will tell, but I ain't waiting. Rich.



    Rich,

    In SWFL the boom was 2002 thru 2005, the mania was 2005 thru Q1 2006. Where did you get the data from that 2006 was the boom? The only submarket that carried into 2006 was Lehigh Acres due to the precon closings on homes that contracts were signed in 2005'ish

  • Investor · Mableton, GA · Member since 2009 · 1k+ posts · 465 votes
    17y
    Originally posted by Dan O'Connor:
    Here is why INFLATION and not DEFLATION is on the horizon:
    In the past year, production of goods worldwide is retracting in accelerating pace. Meantime, governments around the world are trying to offset the economic retraction by infusing cash to the market. After a short deflationary stage which we experiencing now, the demand for goods will rise when all that cash reaches the hand of the consumers. The lag between the abundance of cash and shortage of goods, will create inflation and in big time.


    Okey-doke...here are some contrarian predictions. Time will tell as to the accuracy. :cool:

    1. Deflation of assets resulting in fire sale prices (across the board) like we've never seen before. Huge buying opportunities already exist!
    2. The DOW bounces to 10K+ by the end of '09 as a temp result of the stimulus and and pent up demand (time to get liquid while majority believes end of recession) . Then spiking to approx 3K-4K with moderate bounces for extended period...likely into 2011-2012. Traditional asset allocation won't be effective due to deflation. We won't be able to spend our way out of this recession, no matter how much and in what direction we throw cash.
    3. Commercial real estate set to follow residential wave. Multi units to remain stable due to displaced homeowners and migrating employees.
    4. Bottom reached in 2011-2012 (down to approx yr 2000 values) for many real estate markets ...especially those that showed rapid/high appreciation (CA, FL, AZ, etc).
    5. Interest rates likely to remain stable/low for next few yrs.
    6. Lots of casualties mixed with huge opportunity in all markets.
    7. Unemployment as high as 15% as more weak/borderline companies fold or jettison excess cargo to ride out the extended downturn. Politicians will point fingers and cast blame as usual.
    8. Political pressure to stagnate immigration in order to "save" US jobs. Exact opposite (increased, regulated immigration) is necessary due to increasingly low US birth rates. Otherwise, no work force population to sustain entitlements for retiring baby boomers.
    9. Obama to continue to cut military spending and across-the-board entitlements while raising taxes in an effort to trim rapidly growing deficit. Mid term confidence is crucial for possibility of re-election.
    10. Oil prices expected to drop below $20 as early as 2012 (prior to a 5 yr rally), barring another terrorist attack or escalated middle eastern conflict(s).
    11. Long term health insurance costs to decrease (no correlation to the Obama nat'l health care plan).

    And that's the short list. :lol:

    Botton line... HUGE opportunity for anyone who positions themselves accordingly!



    Dan, your assumptions are based on well... other assumptions...
    1. Huge buying opportunities exist. What happen when people act on buying opportunities? They buy. What happen when people buy? Demand goes up, supply go down. I.e. prices go up! - Inflation!
    2. Your account of the DJ is again, assumption based on assumption. The DJ is reactionary institute like other market. It is a reflection of trend and more importantly is what traders think the trend direction is. If there is a recovery, like many think then the demand for tangible goods is not far behind and the lack of those good, (Again, due to current receding production) will create inflation.

    3. Commercial RE to follow residential RE. - True, traditionally, but not this time. Over-built in the past decade and more foreclosures to come combining with rising unemployment, will not help any commercial entity ( Unless you rent to $1 store, 99C store etc)

    4. Bottom reached in 2011-2012 (down to approx yr 2000 values) True, but I don't see inflation coming in the next two years but rather 3-5 years from now. (Don't forget that only a fraction of the TARP money have been actually spent.)

    5. Interest rates likely to remain stable/low for next few yrs.
    Interest rates are reflection of the projected and current economy. Yes, they are likely to remain low for the next year or two, but will go up as the economy get heated and our dollars get devaluated.

    7. Unemployment as high as 15%. Yes, for the next two years it may be true, but once the TARP money is in accelerated spending and more stimulus money shows up in the market, thing will turn around. (Again 3-5 years)

    8. Political pressure to stagnate immigration in order to "save" US jobs. - This will never fly. The Hispanic vote is too precious to both sides of the aisle to mess up with this one...
    9. Obama to continue to cut military spending and across-the-board entitlements while raising taxes in an effort to trim rapidly growing deficit - This is a major assumption which no one knows in what direction it will go. My counter assumption is that the current administration is "Banking" on recovery where the main revenue would come from expending of the economy. One can argue that a conceivable tool to fight the deficit is to create inflation and thus devalue the currency to the point where the debt is worn out.

    10. Oil prices expected to drop below $20 as early as 2012 . May be so, but once the economy sees recovery Prices will jump to the last summer level and beyond.

    11. Long term health insurance costs to decrease Not by a long shot.!!!! - My late wife who passed away three years ago battling breast cancer for seven years should have been dead five years earlier. Luckily, I have good insurance and she was kept alive for another five years by "Managed care" at cost of $1,600 a week. Throughout her illness, the insurance company spent more the $650,000 on her treatment. Do you really think that cost would go down? The reason for staggering health costs is simple, people are kept alive longer on "Manage care" Why cure when you can "Manage"?

  • Jeff TumbarelloPro Member
    Real Estate Broker · Fort Myers, FL · Member since 2008 · 1k+ posts · 323 votes
    17y

    All you have to do is look at the banks books and realize its 1991 all over again. In 1991 the monetary supply flatlined in growth. In this one we are inflating M1 while writing down huge chunks of m2/m3.

    I expect the Dow to mirror 1973 thru 1984, that due to demographics

    Check the OREO balances from 2005 to 2008 - FOUR HUNDRED FIFTY PERCENT growth. Other Vapor Paper can be seen, including "M3" expressed as Total Assets of all FDIC Banks ($13T +/- in 2008). Nobody should need
    more proof that OREO and backlogged foreclosures are a LOAD to be dumped
    some day:

    http://www2.fdic.gov/hsob/index.asp

    I'm gonna write a song about the past 5 years of searching for this stuff:

    "Looking For Data In All The Wrong Places"

    Kinda catchy, but needs some creative talent before finding public acclaim.

  • Jeff TumbarelloPro Member
    Real Estate Broker · Fort Myers, FL · Member since 2008 · 1k+ posts · 323 votes
    17y

    Bottoms will vary by region, with the sunbelt area's coming to the light first :)

    The expect the rustbelt who has been in a depression since the late 1970's to really take a beating. Expect a lot more Flint Mi style demo's to reduce footprint/infrastructure requirements.

    How today's Bank closings compare to the 1987 era. Below is a graph (and link) showing the history of Bank Closings by year from the Depression to the recent moment when 57 had been closed this year (should be current to last week or thereabouts).

    In the late 1980s, the Bank Closings were BIG news, the economy was simply in shambles. As the debacle continued year after year, the economy just kept hitting new lows, but most people had enough equity in their homes to keep from losing them even if one earner lost a job for a while. The ones in the worst shape were the ones "favored" by Lenders because of political demands to 'grant' loans with loose ratios, but at least they were required to have a JOB to get a loan...

    The Stock Market? "Recovering", so the Gurus were calling "bottom" daily for YEARS as the Citizenry paid the Piper without an end in sight.

    This is the era where "It's the Economy, Stupid" became the rant of the left against GHW Bush Sr., who had caved to the left by not vetoing the biggest tax increase in history to appease the Democrats, who were actively engaged in SUBPRIME LENDING to "put a stop to redlining in lending practices". Bush Sr. had used the "Read My Lips, No New Taxes" in his campaign, so he was toast from the day he signed that bill forward, the lending insanity just sealed his and the Nation's fate.

    To be fair in the analysis, as I believe there were over 13,000 Banks/Thrifts/S&Ls/CUs in the 80s. There are about 8,300 today, primarily due to mergers/acquisitions and the RTC splitting up the STOLEN booty

    The System lives on forever, while we just pass through with our jaws agape if our eyes ever see the picture clearly enough...

    We probably should have stuck with the Blue Pill, but I do believe we're far beyond the point of no return... :)

    I doubt we'll hit the 80/90s closing records.

    http://1.bp.blogspot.com/_pMscxxELHEg/SmNKVjMJ7-I/AAAAAAAAF2g/GJzmKvwUREQ/s1600-h/FDICBankFailures2.jpg

  • Investor · Mableton, GA · Member since 2009 · 1k+ posts · 465 votes
    17y
    Originally posted by Jeff Tumbarello:
    All you have to do is look at the banks books and realize its 1991 all over again. In 1991 the monetary supply flatlined in growth. In this one we are inflating M1 while writing down huge chunks of m2/m3.

    I expect the Dow to mirror 1973 thru 1984, that due to demographics

    Check the OREO balances from 2005 to 2008 - FOUR HUNDRED FIFTY PERCENT growth. Other Vapor Paper can be seen, including "M3" expressed as Total Assets of all FDIC Banks ($13T +/- in 2008). Nobody should need
    more proof that OREO and backlogged foreclosures are a LOAD to be dumped
    some day:

    http://www2.fdic.gov/hsob/index.asp

    I'm gonna write a song about the past 5 years of searching for this stuff:

    "Looking For Data In All The Wrong Places"

    Kinda catchy, but needs some creative talent before finding public acclaim.


    Jeff, here is the main difference between now and then: In the years that followed 1991, inflation kept in check by curbing salaries (Income) and extending credit. People who didn't have money could still buy on borrowed money, and the economy was kept in check by absence of real money.
    Today (And tomorrow for that matter...) credit is limited and TARP money is real money.
  • Real Estate Investor · MI · Member since 2008 · 2 posts · 0 votes
    16y

    I was reading this earlier about China and the Dollar (http://www.cnbc.com/id/33850971) and started doing some more research on inflation. Here is an interesting quote from an article I found (http://findarticles.com/p/articles/mi_pwwi/is_200903/ai_n31422971/). The article was written in March, so take note on how many things in this quote are realized at this point.

    "Mr. McDonell warns traders to watch for a scenario in which the following happens simultaneously:

    The stock market recovers and share prices surge. The Fed continues to hold interest rates at or near zero while it waits for evidence of an upturn in the general economy. Inflation skyrockets as higher share prices put more money into circulation -- but it loses value instantly because of low interest rates and a slow economy. U.S. Treasuries fall and gold prices spike as investors seek stock-market returns and inflation hedges. The USD and the JPY plunge as investors move back into stocks. Currency traders should be ready to sell early, as first signs of hyperinflation appear, Mr. McDonell says. "

    I wont pretend to know if we will experience hyperinflation versus plain ole' inflation, but I really believe fun amounts of one or the other are coming.

  • Investor · Mableton, GA · Member since 2009 · 1k+ posts · 465 votes
    16y

    The one ray of light in all this is that the appreciation of the Yuan against the US Dollar may allow some reversal of trade. Chinese products may become more expensive while American product could be more attractive to Chinese and other markets.

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