Wednesday, July 29, 2009

Economic Update - Green Shoots a Little Greener, but CRE Not Overjoyed

Economic Update - Green Shoots a Little Greener, but CRE Not Overjoyed
Jul 21, 2009
By: Dees Stribling, Contributing Editor, Commercial Property News

It was a good way to start the week, economically speaking. According to the Conference Board, the U.S. index of leading economic indicators rose 0.7 percent in June, marking the third rise in the index in as many months. In the first half of 2009, the index improved at an annualized rate of some 4.1 percent , a clear contrast to the way it shrank in the last half of 2008 at an annualized rate of 6.2 percent.

The latest survey from the National Association for Business Economics, also released Monday, posited that the U.S. economy is stabilizing, with nearly half of the more than 100 respondents--who are business economists--saying that the worst is over. Most believe the bottom will be in the second half of 2009, and that the U.S. gross domestic product will rise a tepid 1.2 percent in the second half. Which is better than contracting, anyway.

In a development that gives retailers a bit of a breather, CIT Group Inc. seemed to be on the verge of avoiding bankruptcy (for now) through a $3 billion bridge loan from some of its largest bondholders, according to Reuters, citing unnamed sources. The collapse of CIT, which forms an important source of short-term capital to many manufacturers who supply apparel retailers, would probably have damaged retail even further than its already sorry state.

Even Iceland seems to be on the mend a bit. The government of the island nation, infamous for how completely its financial system melted down last fall, has struck a deal to recapitalize the country's three largest banks, which were seized by the government in late 2008. The $2.1 billion repair of the banking system is an important step toward the disbursal to Iceland of monies from the International Monetary Fund, among other international lenders.

The U.S. economic green shoots aren't expected to affect U.S. employment, a noted lagging indicator, for some quarters to come. Likewise commercial real estate didn't have quite so much to cheer about on Monday.

According to Moody's Investor Service, commercial real estate prices fell 7.6 percent in May. From this time last year, office properties were down 29 percent in pricing, while industrial properties lost 12 percent in valuation.

Even more ominously, according to an analysis by the Wall Street Journal, banks are writing down commercial real estate loans at such a rapid clip that losses on loans tied to such properties could total $30 billion by the end of 2009. The newspaper based that estimate on date gleaned from 1Q09 financial reports published by more than 8,000 banks.

The biggest banks don't stand to be the biggest losers, however, the WSJ predicted. Regional banks, which have proportionally more exposure to commercial real estate loan losses, do.

Wall Street didn't seem to care much about problems in commercial real estate on Monday, with the Dow Jones Industrial Average gaining 104.21 points, or 1.19 percent. The S&P 500 was up 1.14 percent and the Nasdaq gained 1.2 percent. The S&P 500 plans to dump CIT and add Red Hat Inc., a software company.

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Saturday, July 11, 2009

U.S. commercial real estate woes continue to grow

U.S. commercial real estate woes continue to grow
Crippling » Just in the past year, delinquency rates have doubled on loans


By Alan Zibel, AP Real Estate Writer
Salt Lake Tribune
Updated:07/09/2009 06:47:12 PM MDT

Owners of shopping malls, hotels and offices are defaulting on their loans at an alarming rate, and the commercial real estate market is not expected to hit bottom for three more years, industry experts warned Thursday.

"The commercial real estate time bomb is ticking," said Rep. Carolyn Maloney, D-N.Y., who heads the congressional Joint Economic Committee.

Delinquency rates on commercial loans have doubled in the past year to 7 percent as more companies downsize and retailers close their doors, according to the Federal Reserve. Small and regional banks face the greatest risk of severe losses from commercial real estate loans.

Total losses in securities backed by commercial property loans could be as high as $90 billion in the coming years, according to Deutsche Bank analyst Richard Parkus. He says even more losses -- up to $140 billion -- are expected from construction loans made by regional and local banks, rather than those sold as securities held by investors.

"We believe the bottom is several years away," Parkus told lawmakers.

The commercial real estate market's fortunes are tied closely to the economy, especially unemployment, which hit 9.5 percent in June. As people lose their jobs, or have their hours reduced, they cut back on spending, which hurts retailers, and take fewer trips, which hits hotels.

Funding for commercial loans virtually shut down last year as the financial system unraveled. Industry executives say financing is still extremely difficult to obtain, even for financially healthy properties.

The pain is already spreading through the economy. In April, the second-largest owner of shopping malls in the nation, General Growth Properties Inc., buckled under $27 billion in debt and filed for Chapter 11 bankruptcy protection.

And GE Capital, the financial arm of the conglomerate General Electric Co., has seen its profits from commercial real estate snuffed out in recent quarters.

It went from making $476 million in the 2008 first quarter from its portfolio of office buildings, retail centers and manufacturing facilities to a loss of $173 million in the first quarter of this year and warned that losses on its commercial real estate loans and property holdings could reach $6 billion this year.

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Monday, June 15, 2009

Global Picture Offers Hopeful Glimmers: Cushman & Wakefield

Jun 15, 2009
By: Paul Rosta, Senior Associate Editor, Commercial Property News

Signs that the global economic slowdown is easing could point to recovery starting late this year or in early 2010, according to new reports by Cushman & Wakefield Inc.

Still, the firm’s analysts warn against premature celebration. Referring to the United States, the report on North America states, “The best that can be said about the current environment is that it won’t get any worse, and is more likely to show improvement sometime in late 2009.” That said, the U.S. economy is showing signs of improvement on several fronts. The spread between the three-month LIBOR rate and Treasuries has shrunk from 4.57 percent last October to below 1 percent at most recent report. The housing market may be bottoming out, and consumer confidence is edging up. And surveys from such sources as the Federal Reserve and Moody’s economy suggest that the wave of pessimism among businesses is also subsiding.

Meanwhile, rising oil prices are benefiting several North American markets, particularly Houston, Mexico City and Alberta, Cushman & Wakefield notes. Among Mexico, Canada and the U.S., Canada is looking the strongest, thanks to a stable banking system, government stimulus and rising health care investment. Those conditions bode well for the nation’s real estate market; for example, government requirements for 3 million square feet of office space in Ottawa during the next several years will probably make that market one of the world’s tightest.

Cushman & Wakefield’s analysts also report seeing light at the end of the tunnel for Europe: “We have passed the nadir for the economic cycle in most countries, as the global trade slump eases and as policy measures to ward off financial market collapse take effect.”

Nevertheless, researchers also foresee another year of slow growth and the possibility of some countries backsliding. Greece, Norway and France will fare best among the Western European countries, whose aggregate gross domestic product is projected to decline 3.7 percent this year. In Eastern Europe, where GDP will slide 3.8 percent, standouts will include Poland, the Czech Republic, Slovakia and Bulgaria.
Regarding specific property sectors, the report speculates that the European office rents may soon be halfway through a projected 25 percent peak-to-trough decline in pricing. Moreover, today’s reduced office development pipeline could cause space shortages by 2011. On the investment front, transactions should pick up this year after investment sales volume tumbled 42 percent in the first quarter compared to the fourth quarter of 2008.

In Asia, China will lead economic expansion as government stimulus efforts and stabilizing demand for the nation’s exports boost its GDP growth to 7.5 percent this year. India, Indonesia, Vietnam and the Philippines are also expected to enjoy positive GDP. Japan’s GDP, by contrast, is on a path to shrink 6.1 percent, hampered by weak consumer spending and rising unemployment. Cushman & Wakefield projects that demand for office space by multinational corporations in Asia could start to rebound during the first quarter of 2010.

Citing figures from Real Capital Analytics Inc., the report notes that investment sales volume fell precipitously in Beijing, Hong Kong, South Korea, Shanghai, Singapore, Sydney and Tokyo from the first quarter of 2008 to the first quarter this year. However, investment sales advisers a report increased demand in some markets. And the standoff in one crucial area, yield pricing, may be easing. A gap between buyers and sellers that once reached 30 percent to 40 percent is now more likely in the 5 percent to 15 percent range--“narrow enough for a good (broker) to bridge a deal,” the report notes.

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Friday, April 24, 2009

Economic Update - Bear Stearns' Bum Real Estate, Revealed

Economic Update - Bear Stearns' Bum Real Estate, Revealed

April 24, 2009
By: Dees Stribling, Contributing Editor, Commercial Property News

Bear Sterns Cos. was in the news again Thursday, in case anyone remembers back far enough to recall the last time it was big news--a time when the disappearance of that company into JPMorgan Chase seemed unfortunate, but not necessarily a harbinger of vast financial problems ahead. Which, in fact, it turned out to be.

Now the Federal Reserve has released something of an autopsy for the company, detailing the kinds of assets it accepted from Bear Stearns (the ones JPMorgan didn't want) and which of them caused losses for the Fed since then.

The biggest losses in the former Bear Stearns portfolio, as of year-end 2008? Real estate. As of the end of last year, the central bank had written down the value of the former Bear Stearns commercial mortgage holdings to $5.6 billion, or down about 28 percent. The value of the former Bear Stearns residential mortgage holdings was written down 38 percent, to $937 million.

The latest monthly Moody’s/REAL National All Property Type Aggregate Index was also released on Thursday, indicating that the total value of U.S. commercial properties has retreated to where they were in March 2005. The index measures commercial valuation by surveying changes in sale prices, just as the Standard & Poors Case-Schiller Home Price index does for residential properties.

The latest Case-Schiller index put U.S. residential values back at October 2003, incidentally. Optimistic analysts say that means a bottom is near for housing; their more pessimistic colleagues say, are you kidding? No bottom yet.

In any case, the National Association of Realtors reported that existing house sales dropped 3 percent in March when compared with February, to a seasonally adjusted annual rate of 4.57 million units, and down 7.1 percent when compared with March 2008. The median price of houses that sold during March was $175,200, which was actually an uptick from February, when the median was $168,200. Compared with March 2008, however, the median price in March 2009 was down about 12 percent.

Under the radar screen, which seems to show little but bad news these days, some fairly large commercial property leasing deals are still getting done. For instance, Sanyo Logistics Corp., a logistics services provider and business unit of Sanyo Electric Co., inked a lease this week with landlord ProLogis for 215,000 square feet of recently completed distribution space in southwest suburban Romeoville, Ill., near Chicago. This followed a similarly sized deal in Japan between the two companies last month.

If anything, such deals show that real estate--always a game of relationships--is even more relationship-oriented in the depths of the recession. The Chicago lease is the seventh one between the two companies, and Sanyo now leases roughly 2 million square feet in ProLogis distribution facilities in Southern California, metro Chicago and various locations throughout Japan.

"Customer relationships are the backbone of our operations and have always been important," Doug Kiersey, senior vice president & Midwest regional director at ProLogis, told CPN. "But they're even more critical in this economic environment."

Wall Street had a zig-zag sort of day on Thursday, but the major indices eventually edged upward. The Dow Jones Industrial Average was up 70.49 points, or 0.89 percent, while the S&P 500 was up 0.99 percent and the Nasdaq up 0.37 percent.

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Wednesday, April 15, 2009

Homebuilder sentiment index soars 5 points

Associated Press
Published: Wednesday, April 15, 2009 1:45 p.m. MDT

LOS ANGELES — Homebuilders are feeling a lot more optimistic that the worst housing downturn in decades may be finally starting to turn around.

An index of builders' confidence released Wednesday posted its biggest one-month jump in five years in April as many homebuyers seized on lower prices and incentives and took advantage of lower interest rates and tax credits.

The National Association of Home Builders/Wells Fargo housing market index climbed five points to 14. While still near historically low levels, the latest index reading is the highest since October.

"This is a very encouraging sign that we are at or near the bottom of the current housing depression," said David Crowe, chief economist for the Washington-based trade association.

The report reflects a survey of 360 residential developers nationwide, tracking builders' perceptions of market conditions. Index readings lower than 50 indicate negative sentiment about the market.

The index hit an all-time low of 8 in January as mounting layoffs, strict mortgage requirements and the worsening U.S. economy sapped demand for new homes.

In response, many builders stepped up sales incentives, slashed prices and trumpeted an $8,000 tax credit for homebuyers enacted in February as part of the Obama administration's economic stimulus package. Mortgage rates, meanwhile, have hovered below 5 percent for weeks, offering an additional inducement for would-be homebuyers.

As a result, homebuilders have reported an uptick in traffic in recent weeks. KB Home, a Los Angeles-based homebuilder, reported last month that new home orders jumped by 26 percent in its fiscal first quarter.

"Some of the most favorable buying conditions in a lifetime are now in place, and they are drawing more consumers back to the market," said NAHB Chairman Joe Robson, a homebuilder from Tulsa, Okla.

Joshua Shapiro, chief U.S. economist for the consulting firm MFR Inc., said the jump reflects the perception the market is improving, but cautioned some builders may be overly optimistic.

"The weakness that preceded it is so pronounced that I think you get a little bit of an exaggeration to people's responses to surveys like this," Shapiro said.

Regionally, builder confidence rose by eight points in the Northeast to 16 and by six points in the Midwest to 14. It climbed by five points in the South to 17 and by four points to 9 in the West.

Builders' gauge of current sales conditions climbed by five points to 13, while builders' expectation of buyer traffic also rose by five points to 14.

The biggest jump came in builders' outlook for sales over the next six months, which climbed 10 points to 25.

In California, a $10,000 tax credit for new home purchases also helped lift sales, according to a separate national survey homebuilders conducted by John Burns Real Estate Consulting

The firm's latest survey shows new home sales, buyer traffic and expectation of future sales all rose since March.

"We think the improvement is attributable primarily to improved affordability," said John Burns, the firm's chief executive. "The new home tax credit in California is also helping."

The improved industry outlook gave battered housing stocks a lift. Shares of Beazer Homes and Lennar got the biggest boost, climbing more than 13 percent in afternoon trading Wednesday.

© 2009 Deseret News Publishing Company | All rights reserved

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Monday, April 6, 2009

Muted Signs of Life in the Credit Markets

By JACK HEALY, NY TIMES
April 7, 2009

It is hard to miss the news: the stock market has been on a bit of a roll lately. But with far less fanfare, the credit markets, where the financial crisis began, are also showing signs of a spring awakening.

Companies with good credit are borrowing more money in the bond markets. Confidence in the banking industry seems to be returning, despite the daily ups and downs of financial shares. Even junk bonds, the high-risk corporate debt instruments, are luring brave souls again.

The revival is tentative and, like the gains in the stock market, which pulled back on Monday, it may well prove fleeting. But analysts say the improvements suggest that investors are starting to get some of their old nerve back, mainly because of sweeping federal efforts to get credit flowing again.

All of which is welcome news for consumers, companies and the broader economy.

The market for securities made from bundles of car loans and student loans — a vital source of credit — has started to stabilize. Prices of these investments have risen in the last month, suggesting government-run programs to buy or guarantee this type of debt are gaining traction.

Home buyers are seeing some benefits of the credit thaw. Interest rates on a fixed 30-year mortgage fell to 4.61 percent for the week ending March 27, the Mortgage Bankers Association reported, their lowest levels on record. Last year, before the government and central bankers intervened to lower borrowing costs, mortgage rates were more than 6 percent.

“The tone I’m hearing across the board is notably improved,” said Jane Caron, chief economic strategist at Dwight Asset Management, which specializes in debt securities. “Portfolio managers are feeling better about their sectors. The story is the most positive it’s been in months.” Which, admittedly, is not saying too much.

The market for loans and corporate bonds went into lockdown mode last autumn after the collapse of Lehman Brothers. Lending dried up, bond values plunged and skittish banks started charging hefty premiums to part with their money for even a short while.

But huge rescue measures and guarantees by the Treasury and Federal Reserve have helped to shore up the credit markets, and some tentative signs of life in the wider economy are now encouraging lenders and borrowers to rethink their apocalyptic outlooks.

“The fundamentals are still poor, but a lot of bonds are priced for an extraordinarily high default rate,” Ms. Caron said. “We’ve priced in a pretty disastrous outcome, so anything short of disaster bodes well for these bonds.”

On Monday, the Federal Reserve and central banks in Britain, Japan and Europe continued to try to chip away at the credit problem. They announced an agreement that could provide about $287 billion in liquidity to the Federal Reserve, in the form of currency swaps.

The Fed could draw on these lines to provide more liquidity to financial institutions, this time using euros, British pounds, Swiss francs and yen. Last fall, the Fed and other central banks set up swap agreements to provide dollars to foreign banks, and some analysts said the pendulum was now swinging the other way.

“This really underlines the globalization of the monetary system,” said Ashraf Laidi, chief foreign exchange strategist at CMC Markets. “You could say that the global central banks are being used as an indirect means of shoring up liquidity in a nation’s commercial banks.”

Credit markets and stock markets have largely been riding the same updraft in the last four weeks. A swell of optimism, ignited by the government’s new bailout plans and some positive chatter from banks about their profitability, has lifted shares from their lowest levels in 12 years and rescued credit markets, which had been stumbling back toward the bad old days of last year.

Businesses with better credit ratings issued $200 billion of debt in the first quarter, according to Thomson Reuters, compared with $188 billion a year ago.

Even as credit rating agencies predict high rates of default for 2009 and junk-rated companies like General Growth Properties, the shopping mall owner, struggle to avoid bankruptcy, investors are pushing more money into high-yield debt. Junk bonds just ended their best quarter in five years, and a report by AMG Data Services said that $923 million flowed into junk-bond mutual funds last week, the most since 2005.

“We’re definitely getting money coming back,” said Jeremy Hughes, a high-yield portfolio manager at Aviva Investors. “The risk appetite has definitely returned, at least for the time being.”

Yields on junk bonds are about 16.5 percentage points more than Treasuries, a fat premium for risk by historical standards. But the gap has narrowed from nearly 22 percentage points in mid-December, according to Merrill Lynch indexes, and it has fallen over the last four weeks as stocks raced higher.

As the Dow Jones industrial average closed above 8,000 on Friday for the first time since February, other crucial measures of lending also wrapped up a winning week.

The London interbank offered rate, known as Libor, which tracks borrowing costs among banks, fell to 1.16 percent, down from 1.27 percent a month ago and sharply lower than the 4.8 percent interest banks charged each other at the peak of the credit crisis.

The gap between borrowing costs for banks as reflected by the Libor and for the federal government, and, as such, a measure of confidence in banks, was at 0.97 points on Monday, close to its lowest and most optimistic levels since February and about where it was last summer. Last October, as Washington groped to address the financial crisis, the gap, known as the Ted spread, spiked to 4.6 points.

Of course, credit markets are still fragile. Ratings agencies are slashing the credit scores of companies, including General Electric, whose previously triple-A credit rating was cut two notches by Moody’s, to Aa2. Bondholders at General Motors are bracing for the possibility of losing billions of dollars in unsecured debt if the automaker files for bankruptcy protection.

And if unemployment continues to race higher or the stimulus fails to take root and the economy enters a deeper period of decline, many of the tentative gains in credit could come undone, analysts say.

Even if the markets continue to improve tick by tick, some analysts wonder whether they are truly getting better, or merely being kept alive by a huge apparatus of government support systems propping up everything from short-term commercial paper to money markets to home mortgages.

“The question to ask is not whether credit markets have improved,” said Jeff Rosenberg, head of credit strategy research at Bank of America/Merrill Lynch. “The question is, what is the source of the improvement? Can credit markets function without significant government intervention? Indisputably, the answer is no.”

Copyright 2009 The New York Times Company

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Thursday, March 12, 2009

This Too Shall Pass

This Too Shall Pass
Economist Christopher Thornberg, who foresaw the single-family housing meltdown, advises developers to take a deep breath and ignore trends.

By Jerry Ascierto
APARTMENT FINANCE TODAY, 2009-03-12

As an economist with UCLA's Anderson Forecast, Christopher Thornberg has garnered a reputation as something of a pessimist. In late 2003, Thornberg began warning about the single-family housing bubble and the risks facing the broader economy. He was often met with unbelieving, blank stares by the real estate industry professionals who came to hear him speak.

Thornberg's forecast has certainly proven prescient. But he believes that the doom-and-gloom scenarios currently dominating economic discourse are far too pessimistic, that irrational greed has now given way to irrational fear.

Thornberg, who in 2006 founded the Los Angeles-based research and consulting firm Beacon Economics, recently sat down with Apartment Finance Today to offer his view of what went wrong, and when the economy will start to right itself.

AFT: So, have you developed a Cassandra complex? Do you feel doomed to see the future but powerless to change it?

CT: I'd call it job security. When you sit down and think about the mistakes that were made—forgetting risk, forgetting about fundamentals—how many times has this been done in the past? The magnitude and scope of this one is pretty awe-inspiring, but it's the same stupidity and the same greed, the same mistakes.

I have a much better sense of the whole Keynesian greed and fear model now. Because when you boil it down, you can talk yourself blue in the face, but those two emotions dominate people's rational thinking. There was no way that anyone could have justified those kinds of crazy cap rates and lending rates and terms. It just didn't make any sense. But it was shocking to me how people refused to acknowledge the obvious.

AFT: Did you anticipate that the single-family housing meltdown would have the kind of ramifications it's had throughout the economy?

CT: Yes, but it's not single family. Single family was the symptom not the disease. The real problem was consumer spending. We had asset prices across the board at local levels that weren't realistic, given GDP. Now, they're crashing down, and, as a result, Americans who thought they were rich and were overspending are no longer taking the risk or overspending. That was the problem in the economy. Single family was just the most outrageous aspect of the entire disaster. When everything started tumbling down, it was the first to go. But housing is not a driver, it's the canary in the coalmine.

AFT: The talking heads out there are increasingly saying that this will be a five-year downturn, or even that we're entering a depression. Has the current discourse become too pessimistic?

CT: Absolutely. At some point in time we moved through the structural collapse. The housing prices in California, for example, have gotten back to historic normal levels relative to incomes in the state, yet they're still falling. Stock prices and P/E ratios for a lot of companies have reached levels that make them terrific deals if the stock market continues to fall. When you look at the firms and the money they're making, it's pretty clear the stock market has fallen too far.

AFT: So, where's the bottom? Does the economy have to get worse before it gets better?

CT: The big driver of the economy at this point is by far the consumer and the fact that consumers had been overspending. Savings rates had gone from 8 or 9 percent down to 0 percent and that just wasn't sustainable. Everybody talks about how we need to expand credit, that the consumer needs more credit so they can go spend more. Every time I hear a politician say that I want to scream. The problem in the economy is too much credit that boosted consumer spending. It's like this man is dying of alcohol poisoning, quick give him a beer!

You're not supposed to use credit to consume. Credit is for investment, credit is for the future. You buy a car on credit because the car will give you value over the next five years; you buy a house on credit because that will give you value over the next 20 years. You don't buy an iPod on credit, and you don't buy food on credit. You buy that from your income.

So the good news is that savings rates have gone from basically 0 percent to 5 percent in the last five months. What this means is that in a few months, at the pace we're going, we're going to have an 8 percent savings rate. That's when we'll see consumer spending stabilize. Now there's the injury, and then there's the healing. So when consumer savings hits 8 percent or 9 percent the injury is over, but we're still going to have a year of healing.

AFT: Outside of consumer spending and savings rates, what other leading indicators will point to the early signs of a recovery?

CT: You'll know that this is over when you see industrial production stabilize, when you see retail sales stabilize, when unemployment stops rising. The end of a recession is dictated largely by unemployment stopping its increase.

AFT: Do you see these indicators, the early signs of a recovery, coming to light anytime soon?

CT: Not yet, we're still in the thick of it. However, the signs that we're reaching the bottom are clearly there. Prices for homes have gotten into a realm that is starting to make sense. You are starting to see the beginning of an increase in sales. You're starting to see the basic signs that assets are getting back to a level that makes sense. When you add this all up, we're moving through this.

And everybody keeps freaking out, thinking that whatever happens today is going to happen tomorrow, but it's that same mentality that got us into this mess in the first place. It's the easiest way of thinking about the economy, and I mean that with disdain. The standard view of the world is that the trend is your friend. And it's exactly that kind of thinking that's the problem. People should be thinking about fundamentals.

AFT: What do you think of the Obama administration's response to this crisis?

CT: Under the circumstances, I think it's been very good. There have been parts of some programs I don't like. I don't care for their homeowner bailout bill. I think their fiscal spending is weighted too heavily at the back end. However, you have to remember that the Obama administration has an important restriction upon their ability to do anything-they're the executive branch. They're supposed to enforce laws, they don't make laws; they're supposed to enforce programs, they don't design programs. Considering that he has 532 knuckleheads between him and results, I think he's doing a hell of a good job.

AFT: When will we see GDP growth again?

CT: You're going to see GDP start to grow again first and second quarter of 2010.

AFT: Any words of advice for single-family and multifamily developers?

CT: Take a deep breath and just recognize that this too shall pass. Think about fundamentals and stop thinking about trends. Trends are not your friend; your friend is fundamentals. When you sit down and remember that, you'll see that things aren't that bad, and we will get through this.

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