Originally posted by: LOFBenson
Originally posted by: LegendKiller
Originally posted by: Nitemare
Originally posted by: Xylitol
wouldn't need to see all these government controlled mortgage things if people
had followed their contracts and had paid as they were supposed to instead of just
ditching their houses as foreclosures (not that it's not the banks' problems either)
yes, it's nice to see how the American public will pay to bail these morons out just like the Savings & Loan scandal from a decade ago.
Keep in mind how the government runs the US budget....
What's the alternative?
I am sure I'll get back a very lame "let them fail!", with no thought on how that would affect the whole economy.
Sometimes I really wonder how this country functions with so many ignorant people. Too many don't even realize how a company works. They simply get their job and ignore the rest. They have no idea how it funds itself, how it exists in the financial markets, where it gets working capital, or how it gets equity.
It's pretty sad, actually, because if people even understood a fraction of what a finance person does, they wouldn't be so controlled by politicians.
The GSE's should have raised rates. Eventually they would find a price that was sufficient to draw investors in and provide them with the cash they need. Rates were artificially low in the past to such a degree that now rates will have to be set above "normal" market rates in order to make up for losses. If the GSE's raise rates enough someone else with cash would come in and compete eventually.
Fannie Mae and Freddie Mac are being forced to keep rates not only below what would allow profitability but also below any serious attempt at risk based pricing. They can't borrow at 4% to buy loans at 7%, pay all the middle men, have 5% of the loans go bad, and still make a profit anymore. The math just doesn't add up. But, for now at least, our treasury is going to throw some taxpayer money in there until it does.
Higher mortgage rates would accelerate housing price declines but these declines are going to happen anyways without some serious wage inflation. In the end it doesn't really matter how low prices go as long as there are still buyers willing to purchase.
And the best part is that the GSE's weren't really having problems aquiring funding. According to everything i've read their auctions have all been sold out since Paulson got his backstop two months ago.
This wasn't done because of violated regulations or because these guys were in serious danger of bankruptcy. This move seems to me to be purely because it was seen as a good idea to begin to seriously subsidize mortgage rates.
LOL. If it were only that easy.
Do you even know what the bond market has been like for RMBS transactions? The problem isn't pricing of bonds, its actually finding somebody who wants them at *ANY* price.
Right now, a friend of mine could close roughly $2BN in securitization conduit transactions. Those, combined, would net him approximately $100MM in *ANNUAL* revenue. Last year, before this proble, they would have net him approximately $12M in revenue. The ROE for those deals, since they are all so highly structured with ridiculous pricing, is somewhere around 800%. Yes, 800% ROE.
Do you think he can close a single one?
Nope. It's not because the pricing sucks, because the pricing is ridiculously good. It's because he can't get any liquidity. Nobody will buy.
As far as your bond math, you're wrong. They can borrow at 4%, get 7% interest, pay fees, and result in 5% defaults. Because 7% interest is over the life of the loan and 5% defaults is over the life of the static pool. Try learning ABS bond math before you venture into a debate like this.
The GSEs were only in trouble when they started purchasing huge amounts of subprime, Alt-A, and private label RMBS. Doing so, to make a market beyond their traditional markets, eroded their capital base and let them sustain mark-to-market losses, further eroding their capital base.
Conforming, prime, mortgages are performing relatively well, and will most likely continue to do so. Not staying with their knitting is what killed them, first. Second, it was just taking on too much volume. After lending was shut down everywhere else, they became *THE* lender.
It was too much of a burden and the system eventually collapsed under its own weight.