You BE the “Bank”
Over the past decade or so, the fallacy that home equity should be “harvested” by means of mortgage refinancing or home equity loans and converted into equity in some other investment has been foisted upon Americans as a legitimate financial strategy.
The most common presentation of these schemes suggests that home equity should be redirected into what some advisors call ”investment grade life insurance.” Other schemes suggest turning equity you control into annuities, real estate, gold, mutual funds, or some other investment – aka speculation – that you do not control.
The consistent mantra of the promoters of this idea is, “That’s what the wealthy do.” They want you to believe that following their advice is the path to wealth that those who were already wealthy followed.
BUNK!
Each of these demonstrably unsuccessful and failed schemes relies on the flawed principle that you should convert and asset – over which you have control – into cash. Having done that, you should then give the cash to the financial advisor/planner that recommended the transaction who will then invest your money into whatever financial product or service s/he is promoting and earning commissions from selling or fees for managing.
The results from this so-called strategy are apparent in the home foreclosures many Americans face today. They also appear in the non-performing, under-performing, and money-losing investmentsinto which the advisors often directed the American consumer’s home equity dollars.
Average Rate of Return…
The promotional basis for most of these schemes is the mythical Average Rate of Return. The average rate of return shell game uses illustrations that show a consistent seven to eight percent return over multiple intervals – usually annual. A typical $1,000 investment example used by this scheme with an average rate of return of 8% might look like this:
- Year 1 – $1,000 x 8% = 1,080
- Year 2 – $1,080 x 8% = 1,166
- Year 3 – $1,166 x 8% = 1,260
- Year 4 – $1,260 x 8% = 1,361
- average rate of return = 8%
- actual compounded annual return = 8%
However, even though this illustration shows an average rate of return of 8% over a four year period, it is unlikely, if not impossible, to earn an actual8% year upon year compounded return. (Just ask one of Bernie Madoff’s clients if you don’t believe that.) A more honest illustration of an average 8% return might look like this:
- Year 1 – $1,000 x + 40% = 1,400
- Year 2 – $1,400 x + 22% = 1,708
- Year 3 – $1,708 x - 15% = 1,450
- Year 4 – $1,450 x - 15% = 1,233
- Average rate of return = 8%
- Actual compounded annual return = 5.38%
Even though the returns in the gaining years far outweigh the negative returns in the losing years, the average rate of return is still 8% while the actual compounded return is about 5.38% It’s possible to show a much lower actual compounded return with a little bit of creative arithmetic, but this is enough to make the point: average rate of return is always deceptive, is always hypothetical, and is never guaranteed.
The fact that the returns on the investments recommended by the harvesting proponents are not guaranteed or even predictable compounds the primary deception in these schemes, which is that real estate values always move upward.
Granted, over the few years before the real estate bubble burst, the values assigned to real estate moved predictably higher. However, the assigned values were often determined by the amount of money an advisor suggested the owner harvest and invest in the financial product s/he had for sale. Add to that the painfully unethical behavior of the mortgage industry granting loans to enhance the compensation of executives and brokers in that industry and the outcome was predictable.
The wholesale failure of financial Behemoths like Freddie, Fannie, Lehman, and so on is proof positive that the actual values of real property were artificially inflated to accomodate harvesting equity and other schemes designed to move money from the pocketbooks of American families into the coffers of corrupt Behemoths.
EUREKONOMICS! – The Return of Common Sense
Let’s turn the equity harvesting scheme on its head.
First, I have known many wealthy people. I have known some who harvested equity from their homes and business properties. I have known not even one that becamewealthy by harveting equity. However, I have known some that became paupers by doing so.
The wealthy people that have commented on or reported about this concept have harvested equity only when they could guaranteethat the use to which they put the money converted from equity would return more than the cost of converting the equity. In their decisionmaking, it was always more important to avoid or minimize risk than to hope for returns. They used harvested equity to get richer without risk, not to get rich in the first place.
Conversely, even considering minimal risk investments, few of the wealthiest people I have encountered over the past four decades of my career would ever consider placing a mortgage on their paid-for personal property, least of all their residences. They worked diligently for decades to pay off their mortgages and protect their personal assets from business failures and legal actions. Why, in God’s name, would they ever want to put those assets at risk?
What common sense program would ever warrant taking the chance that the family home would be lost to some investmentthat promises only that it promises nothing. What about a greater return? Think about it. Is there a rate of return that is worth more than peace of mind, carols around the family Christmas Tree, or candle lighting at Hannukah?
If you would have a strategy regarding equity harvesting, why not consider harvesting equity from a source that you control and using it to pay off your mortgage and eliminate interest payments to the Behemoths? Why not first build and then harvest the equity from your cash value life insurance policies, use it to reduce and eliminate debt to others, and repay the low or no cost policy loans so you can do it agian and again? Why not learn how to BE the bank?
This is the inverse approach to risking everything you own to get an impossible maybe. It is a way-certain to reduce and eventually eliminate debt-to-others and guarantee that the equity you build in your home, your other personal property, and the cash values in your life insurance policies remain under your control.
Finally, the most powerful argument for this approach is that it has been tried, tested, and proven over many lifetimes and generations. It works in good times and bad. It allows you to grow rich without risk and secure wealth without worry.
Someone recently asked about FDIC insurance for the money in the “banks” suggested by the EUREKONOMICS’ Money for Life Modelfor creating wealth and managing personal finances, which recommends that each American should act as his/her own banker. (Some advisors refer to these as “family banks,” “infinite banks,” or “personal banks.” The use of the term “banks,” “banking,” and “being your own banker” is analogous to how one creates wealth and manages personal finances rather than a direct reference to commercial or chartered banks.)
The answer is…
You can use any savings product – or you can also use your mattress – as your “bank.” So, if you choose an FDIC insured product that’s where the insurance comes from.
However, over the past 100 years participating whole life insurance has proven to best serve those who follow the Eurekonomics’ Money for Life Model for creating wealth and managing personal finances. When your money is in participating whole life insurance, it is in the most secure place possible. All state insurance departments require that insurers maintain reserves adequate to cover the death benefits of the policies they have in force and those death benefits are significantly higher than the cash values. In addition, each state maintains a guarantee fund similar to the FDIC, which guarantees some or all of the cash values in existing policies in the event the insurer fails.
By the way, no American ever lost any of the guaranteed cash value of a participating whole life insurance policy, while many Americans have lost money that was held by commercial banks and especially money that was held in speculativeproducts like mutual funds, ETFs, managed accounts, etc. – aka casinos.
PS – I actually know a man that uses a cigar box hidden under a floor board as his bank. His pit-bull’s bed is over that spot. However, we don’t recommend using your mattress, a tin can in the back yard, or a cigar box and pit-bull as your “Bank.”
Much later, according to a new poll of holiday shoppers by Consumer Reports.
In my book Money for Life…How to thrive in Good Times and Bad a great deal of time is spent discussing the Debt Paradigm; a system of thinking about money that suggests that you can have everything you need and want as long as you have enough credit [that really means you have debt].
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According to the survey, 23% of Americans will not pay off their holiday debt until March or later, equaling $14.6 billion in interest-accruing debt.
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Over one-quarter of Americans (26%) use credit cards most often when holiday shopping, contributing to the $63.6 billion charged on credit cards throughout the shopping season.
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Among those using credit cards to pay for holiday gifts, 17% or more plan on accumulating $1,000 or more in holiday charges.
Here are two ideas from the same survey that might help you avoid this insidious trap:
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With little more than a day to go until Christmas, re-gifting becomes an attractive option. A noteworthy proportion of consumers (13%) are planning on re-gifting. Men are more likely to re-gift (17%) than women (10%).
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After the holidays, 16% of consumers plan on returning some of the gifts they received. Men (21%) are more likely than women (12%) to return some of their gifts.
Holiday shopping makes people usually spend more than they intend to. In addition they rack up major credit card bills looking for bargains, after the season.
Don’t fall into the trap. Or, if you already have, seek out a financial guide that can show you how to be your own banker and never get trapped again. You can find a guide who is trained in this financial discipline at http://www.youbethebank.com/find-an-advisor.html
Preface…
This post is longer than normal. It deals with an issue that does not lend itself to easy explanation. Lost opportunity cost deserves closer scrutiny than most because it is fundamental to understanding, building and maintaining a successful personal economy. In addition, since it’s difficult to address the topic piecemeal, it demands a single post rather than a series of shorter entries.
Jeffrey Reeves
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Part I – The Myth vs. The Reality of Lost Opportunity Cost
There are hundreds of money myths that make bad decisions feel good. Most are propagated by popular pundits on TV and radio whose main credential is that they are smooth talkers or enthusiastic preachers of their unique financial management gospel.
One of the most deceptive and destructive of these money myths is that ‘paying with cash’ is always better than any other alternative. This erroneous belief ignores a basic economic principle: lost opportunity cost.
According to the Merriam-Webster Dictionary, Lost opportunity cost is the value of what is lost when you choose between mutually exclusive alternatives. This value can be estimated before the fact but is determined more accurately after.
A simple explanation of lost opportunity cost, and a statement of the benefit that you gain from understanding lost opportunity cost comes from R. Nelson Nash, author of Becoming Your Own Banker.
“Any time that you can cut out the payment of interest to others and direct that same market rate of interest to an entity that you own and contol…you have improved your situation.” Third edition, p40
Another way of saying the same thing comes from Charlie Jackson, an experienced advisor who says; ”You always finance what you buy.”
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If you borrow the money to buy something, you repay principal and pay interest to another.
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If you pay cash to buy something, you give up both the principal and the earnings it would have brought you.
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The only way to win is to borrow from yourself so you recover the money you borrowed – your capital – and the interest too.
Part II – Money is Capital Too!
An example…
Understanding the fact that money is ‘capital’ is key to understanding lost opportunity cost. For example, it’s easy to see that a person who owns a 160 acre parcel of arable land, holds that land as capital. The owner might consider these optional uses of that capital; plant one or more cash crops each year, convert the parcel to a tree farm, subdivide the land and sell off the lots, or sell the parcel outright. Each of these four mutually exclusive options would produce a different result both in terms of money and time.
- Cash crops promise an uncertain but probable income each year and preserve the basic value of the capital asset.
- A tree farm might produce a greater income at a much later date and, perhaps, enhance the value of the capital.
- Subdividing the land and selling off the lots would eventually reduce the value of the asset to zero while proportionately increasing the owner’s cash account.
- Selling the parcel outright transfers the asset to a new owner and produces immediate cash.
Money in the form of cash is capital too…
In commercial banking, cash contributes to the tier one capital that determines the stability rating a bank receives from regulators. Corporate balance sheets include cash holdings among their capital assets. Your personal economy runs almost exclusively on its capital holding of cash.
Why, therefore, is there the modern day myth that paying cash for everything is always the best choice? Why the insistence that you deplete one of your most valuable assets on a regular basis? Is it, perhaps the very fact that it’s a myth that serves the interests of those who propagate the myth rather than your interests?
The cash you give away when you pay with cash increases the cash account of the entity that receives your money…
- What do you lose when you pay cash?
- Should you consider just the cash in your decision?
- Is there a benefit you might receive from using your cash differently?
- Where is the cash coming from?
- Is what you give up when you use cash worth more than what you gain by doing so?
- Are there alternatives to cash that you should consider?
Part III – The Role of Debt-to-Others vs. Debt-to-Self
The always-pay-cash mantra is usually chanted with an ‘all debt is bad debt’ chorus. The purveyors of this myth seldom, if ever, consider a third, fourth or other alternatives. I’m not suggesting that debt is good. It’s easy to justify paying cash in lieu of putting your purchases on a credit card that you may take years to repay. It may make sense for some to pay off a mortgage early to save thousands in interest.
But debt may also give you leverage in certain situations. More importantly, debt to yourself can create wealth more readily than other more risky systems and paradigms.
Consider these common strategies used in the retail business. Here are three ways to use cash to pay for a $24,000.00 car.
- Cash, which you take from a $24,000.00 savings instrument. You also earn a $2,000.00 discount off the purchase price. This leaves you with $2,000.00 to put into a CD at 4.15% that yields $2,450.90 during the 60 month finance period. (If you were to leave the money in a five year CD paying 4.75% it would mature to a value of $27,745.52.)
- Borrow $22,000.00 from your credit union at 6.5% (you still get the dealer discount for cash) and withdraw the $430.46 per month payment for 60 months from your $24,000.00 savings instrument. You end up repaying $25,827.37 including interest and have just over $2,400 left in savings.
- 60 months of interest free payments of $400.00 per month to the dealers finance arm taken from your savings plan would reduce the $24,000.00 to about $2,000.00.
Does it surprise you that leaving your CD intact, borrowing from the credit union or taking the zero interest option all produce about the same result? It shouldn’t. In each of these cases, you effectively pay cash. When it’s all over you have depleted you savings, have very little money and a five year old car that is worth virtually nothing.
Imagine instead that you had borrowed the money from your own “bank” and repaid yourself? At the end of the 60 month payoff period you’d have both the principal and interest returned to your account…and you’d still own the five year old car.
Part IV – The Fallacies
Here’s the fallacy in the myth. The myth assumes that the payments you don’t make on the auto are going to be used to either increase savings or to pay off other debt. In this example (using numbers from BankRate.com and in order to be honest and fair in our presentation) we took the cost of the purchase from the same source in each case and did not replenish the savings.
If we factor in a monthly payment of $430.46 being made to replenish the savings plan – or in the case of the credit union loan, leaving the money in the savings account and making the loan payments to the credit union – and calculate the results for each approach, the results in each case are, again, similar. You would replace the money you spent on the car plus a little interest. The auto dealer is still the one that made a profit from the transaction while you lost the earning power of your money for a net two and one half years.
This uncovers the second fallacy in the always-pay-cash myth. The myth assumes that there is only one instance of the transaction type that is discussed or illustrated; one car, one refrigerator, one vacation, one of anything. The reality is that you will have to buy many cars, refrigerators and vacations. The always-pay-cash myth doesn’t address this issue. It relies, like most other shallow financial paradigms, on a snapshot in time that captures a scene that ceases to exist the instant it is taken, and is immediately at odds with your current reality.
This leads us to the third and most compelling failure of the always-pay-cash myth. Since the myth relies on creating support for its proposition, it consistently represents unrealistic results for both its positive effects and the negative results of not following its rigid mandates. It compares apples and elephants as if they were of the same species. It discounts any alternative that does not support its position – or improve the ratings of the pompous pundit that promotes it on radio or TV.
When investments are recommended – and they usually are – an unrealistic rate of return is illustrated. While the “market” has delivered a hypothetical 12% year on year return, investors have averaged only 2.9% gross and less than 1% adjusted for inflation and taxes.
If a savings plan is suggested, little or no consideration is given to the surprisingly unsurprising surprises that life delivers on a daily basis and that create the great sucking sound that decimates your reserves.
One Final Thought and a Conclusion…
What’s a person to do?
First, recognize that the concept of lost opportunity cost is, at best, misunderstood by the celebrities and pundits who promote their personal form of mucked up economics on radio and TV shows. (I am uncertain how I would fare if ever I had my own radio or TV show. I’d hope to emulate Ben Stein, who is fearlessly well informed and honest.)
Second, recognize that the vehicles you choose to consider when making a lost opportunity cost decision will determine the validity and outcome of your decision. If you rely on hyped up hypotheticals with 6% or higher assumptions, your choices will eventually destroy your financial foundation and your house will fall. If, on the other hand, you choose a more conservative and realistic approach that is based on guarantees and high probability returns, your financial foundation will rest on rock solid ground and your framework will strengthen.
Recall the thought early in this discussion that you can estimate lost opportunity cost before the facts are in and determine the actual results later.
· Like the country-western song says, “You gotta know when to hold ‘em, know when to fold ‘em, know when to walk away, know when to run.”
· And don’t forget what Will Rogers cautioned; “I’m more concerned about the return of my money than I am about the return on my money.”
Lost opportunity cost is one of the most powerful tools you have to evaluate financial opportunities. EUREKONOMICS Model incorporates this tool into every aspect of its approach to helping you build a successful personal economy that lasts ‘in good times and bad.
Jeffrey Reeves
The Measure of Wealth
A recent ad by the national Association of Realtors states that home equity accounts for about 65% of the average American’s wealth.
WOW!
There’s something wrong with that equation. That means that a family with a $500,000 house and a $300,000 mortgage – $200,000.00 in equity - plus a car loan and a few thousand dollars on a credit card has more debt than they have assets when you exclude the home’s equity.
Do the math. If $200,000.00 is 65% of what the family puts on the balance sheet, the total on the bottom line is about $305,000. Add up the mortgage, a $25,000.00 car loan and $5,000.00 in credit card debt and you get $330,000.00.
The Bottom Line on the Family Balance Sheet
Failure to recognize that the bottom line is not really the bottom line leads to the misconception that a positive “net worth” justifies all kinds of unsound economic behavior – like borrowing the equity to support a lifestyle that the family can’t afford in the first place.
A Solution
Here’s a solution that can help almost everyone, but especially those in their 30′s, 40′s and 50′s with children still at home. Begin building your financial foundation today. Buy a properly funded whole life insurance policy [you can make sure a policy is properly funded when the guaranteed cash value equals the initial death benefit at age 95 or 100] that will accumulate enough cash value to allow you to pay of the mortgage in half the original term; e.g., 15 years for a 30 year mortgage, 10 years for a 20 year mortgage, etc.
During the accumulation period [before you pay off the mortgage] you can use the cash values in the policy to finance things like cars and the kids education. As long as you repay the loans you make to yourself to pay for these items [you'd be foolish not to], you’ll still have the money to pay off the mortgage.
Managing your personal economy isn’t all that difficult once you recognize that there are solutions to every financial challenge and every money need and that the Behemoths want not to solve your problem but to pad their pocketbooks.
BY Jeffrey Reeves MA, EUREKONOMIST
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“Louis, I think this is the beginning of a beautiful friendship.” CASABLANCA, 1942
This is going to be a brief but replete post.
Investment Real Estate
This post outlines a strategy that protects you against unforseen loss and guarantees a profit to your estate if you die owning investment real estate.
Every time you buy an investment property you have to establish a fund to assure that the taxes and insurance get paid, the maintenance gets done and that contingencies don’t derail the investment’s potential.
Whole Life Insurance
These expenses get taken care of If you put that money into a savings vehicle and draw it out as needed. If, however, you use a whole life insurance policy as your repository, there are other advantages that accrue. Here are just few:
- You can borrow the money from your policy to pay for these expenses and the policy will continue to earn interst and be credited with dividends as if you had not borrowed a penny.
- A single policy can support multiple properties’ money needs at once.
- With proper ownership and borrowing arrangements the money that flows through the policy will be entirely tax free.
- You can repay the money you borrow and perpetuate the usefullness of the policy for decades.
- At death your named benficiary will receive the face amount of the policy – less any outstanding loans – as a tax free death benefit.
There are, of course, many other benefits that a real estate investor can derive from the proper use of whole life insurance (not universal life insurance at this time) in support of an investment program. Consult a properly informed financial guide before launching such a program.
“They’re here!” Poltergeist, 1982
Writing a book is a daunting task, but publishing a book and getting it to market makes writing feel like a walk in the park on a warm, sunny spring day – like today in Colorado.
Money for Life
In April of 2008 I wrote…
2,000 copies of Money for Life…How to Thrive in Good Times and Bad will arrive at my front door within hours and will get carried to the processing stations we have built in our basement. Our first task will be to inform those who bought the e-book how they can get their promised paperback copy.
We’ll then be sitting on $60,000.00 of inventory, a reasonably well defined and practiced fulfillment process and only a glimmer of intelligence about how to sell those 2,000 books and realize the profit they hold. Not that we haven’t studied the “how to” of selling; we have. It’s just that the process is so convoluted and complex that implementing it becomes a frog-in-the-well exercise – move forward two hops and slide back one; and, the well is very deep.
We hope the thousands of visitors to this blog have found benefit from what’s written here almost daily and recognize that the content of the Money for Life Book addresses the same topics in greater depth and offers more guidance than is possible in a few hundred daily (almost) words.
Special Discount Offer
We encourage you to take advantage of a SPECIAL OFFER –>
The paperback version of Money for Life…How to Thrive in Good Times and Bad is now available on this site for $19.95 – 33% off the Amazon price of $29.99
Wednesday, January 9, 2008
Small life insurance companies flourish
“A new study from Conning Research and Consulting shows that despite tighter competition and consolidation in the life insurance market, many smaller life insurance companies are still flourishing.
The study, entitled “Successful Small Life Companies: Remaining Nimble in a Supersized World,” analyzed small companies as a group to identify the key earmarks of their success, which, according to the study’s authors, can be helpful to companies of any size.
Whole Life Insurance is one of the keys
Findings indicate that successful small life companies often share these common traits: a stronger focus on ordinary life insurance, a defined and sustainable niche, and effective cross-selling strategies, all of which lead to premium growth that’s higher than average. ” (Emphasis added)
Ordinary life insurance is just another way of saying whole life insurance.
I just thought you might like to know that not only are the people who want to build a solid foundation for their personal finances putting their confidence in whole life insurance, but also that the companies who are committed to helping them achieve that goal are building strong financial reserves in support.
Learn more! Money for Life…How to Thrive in Good Times and Bad shows you how whole life insurance can help you travel the safe and easy path to prosperity.
Buy your own copy of Money for Life…How to Thrive in Good Times and Bad today!
©2008 Poor Richard Publishing Company – PoorRichard.Reborn@yahoo.com






