Showing posts with label Investment. Show all posts
Showing posts with label Investment. Show all posts

Innovation In Investment Vehicles

* *Cap Weight and Equal Weight indices are flawed.**
* CAPM Market Portfolio based on naïve assumptions.*
* *Looking for solutions to assist the 2011 hunt for α.*
There is little dispute, that in 2011, even with the rise of the E7
nations the most important economy and hence stock market is still
that of the United States of America.

Any report on the US stock market usually focuses on the 3 headlining
indices, namely, the Dow Jones Industrials (Dow), the Standard &
Poor's 500 (S&P500), and the NASDAQ.

The debate as to the correct way to represent the stock market and
hence the economy is not a new phenomena and for many decades, the
cap-weighted basis has held sway as the best representation. However,
we wonder if it does it truly capture the most efficient risk return
tradeoff?

Market modeling, just as with economic modeling can be criticized for
making too many or indeed making the wrong assumptions. Consider, if
you, will a "Market Portfolio" that is cap weighted. This
portfolio can be used to embrace all manner of investments such as
Bonds, Commodities, Equity, Foreign Exchange, Loans and Options plus
less transparent assets such as Derivatives, Exchange Traded Funds,
Film Box Office Sales Human Resources, Real Estate, Structured
Products, Trade Marks, Patent and Marketing Rights.

Littered across the library shelves are grand works of financial
theory such as Markowitz © 1952 or Sharpe © 1964 to name but two who
pioneered the thinking that led to the development of our old friend
the "Capital Asset Pricing Model", (CAPM). Markowitz built a
diversified portfolio model that assumed that the portfolio structure
would be located on the frontier point that would yield maximum
utility. The CAPM theory assumed that the portfolio would hold an
amount of risk free assets plus it would embrace all risky assets
weighted by their market capitalization. This offered the most
efficient and hence effective tradeoff between risk and return. So, as
Markowitz postulated, it would place the investor at the point on the
locus of maximum utility.

To deviate from the structure of the market portfolio was assumed to
involve assuming an extra increment of risk for no matching
incremental improvement in reward. The utility is the same and yet it
is attained at a higher risk and a lower reward so the indifference
curve is lower. One could not attain extra utility, so why adjust what
was already the best portfolio composition?

The market portfolio is based on the premise that, in simple terms
*Total Return MAXIMUM =Σ ( R RISK FREE + R RISK PORTFOLIO )*
Where Utility tends to the maxima, given the limit of portfolio
capital and investment parameters
and
*R RISK FREE = Risk Free Return and R RISK PORTFOLIO = Risk
Portfolio Return*
This would imply that there is no alternative portfolio structure that
would be capable of delivering a superior return to that achieved by
the cap weighted "market portfolio".

Is this strictly true? For one thing the structure identified above
appears to be "static", and as many an old trader loves to yell at
his sales force, "Market values move, they ain't door numbers!".
I know, as in my career I am been offered this "most helpful"
insight on more than a few occasions.

A market portfolio built around the CAPM structure has at it's heart
an assumption that all assets can trade freely, and there is no
frictional or transaction cost that lead to anything less that total
trading efficiency. Well, even in these days of programme or flash
trading, that is patently not true of all assets. A slow server or a
"Fat Finger" can eliminate total efficiency. There has been talk
of server space near to the NYSE server being rented. Space trades at
a premium for if a message in the form of electrons has less distance
to travel, one player can get their trade instruction in faster than a
competitor. So we are talking about trading at the speed of light!
The fact that we have a market at all is a clear indication that this
is not an environment where all investors hold the same utility
indifference curve, i.e. all market participants, even all those on
the "Buy Side" will have differing levels of "mean variance
utility preference".

Not all portfolios work within a "long only" parameter and across
the asset classes there are restrictions in place on "Naked Short
Selling". As an example, as of September 1st 2010, the Greek
regulator banned naked short selling of Coca-Cola Hellenic Bottling
Company SA. Lauded US politician, Barny Frank once said that all
institutional investors should state, when they open a position how
long they intend to hold the position for! What utter nonsense, and
yet regulation of that nature is another knife in the heart of market
portfolio theory. As long as regulators do not grasp how a market
works, they will only serve to ruin it.

It is clear then that many of the assumptions that under the
efficiency of the cap weighted market portfolio are no longer valid in
2011.
Therefore, a next logical step is to assess if one could apply a more
"real world" representative set of assumptions and overlay them on
the market portfolio to see if the structure is still suitably
efficient. Work by the EDHEC-Risk Institute www.edhec-risk.com
suggests it cannot. The institute postulates that if just 1 assumption
made by the market portfolio is taken as not holding true, then the
entire structure is undermined.

So how could one set about trying to establish a more representative
portfolio structure? EDHEC report that recent proposals have been to
weight equities by a variety of different metrics, maybe Earnings Per
Share, (EPS), or Book Value (BV). These allow us to assess more
rapidly any movement as the market changes more quickly than
accounting.

Work at Spotlight Ideas seeks to question that for surely we only see
a full update on EPS or BV every quarter when the quarterly results
are published. That implies we are building a portfolio structure on
comparative statics.

A more dynamic measure to capture market movement might be Relative
Strength Index (RSI). The general thrust of the RSI is that values
above 70 are overbought, below 30 are oversold and between 30 and 70
are fairly priced. One might say one should acquire the cheap, over
sold papers. Maybe, although not without a full and detailed analysis.
Afterall, what is it that made the paper fall to an oversold level?
There may have been a piece of adverse news that has fundamentally
shifted the perception of the stock value.

At Spotlight we undertook an anlysis of the European Steel Sector.
There are 9 main operators in this space and over the past 3 months in
€% trems they as a group returned a cap weighted level of 10.63%. If
one simply took the 3 largest by market cap weight and made sub grouo
they returned 10.843%. However, take a dynamic metric such as RSI and
the top 3 booked a return of 15.34%.

Full analysis is to be found on www.spotlightideas.net
Of course this is just 1 example and there would need to be a full
scale analysis across all the sectors and differing metrics to assess
whether or not there was a strong argument to make for using a metric
such as RSI. However it is a metric that can be deployed across many
assets classes such as bonds, equities, forex etc.

I can hear voices shouting out, "What about the equal weight
indices?" Afterall for decades we have felt good or bad depending on
how the Dow Jones Industrials performs. Why it even featured in a
song, "Wall Street Shuffle" by 10cc. Even the mighty Nikkei 225 is
a price weight index.

By assigning an equal weight to each component of the index it may be
that one may develop a well balanced risk reward profile. However, to
paraphrase our accounting friends, is it "True and Fair"? Our
opinion is that it is not. Equal weighting is a biased, even a skewed
view, for no impact on the changing nature of an industrial economy is
detected until a rebalancing takes place. Even then if a new and
rising technology star usurps an old industry player, it only has a
1/n influence where n is the number of elements in the total index.
Our view is that in a world of fluid dynamic economic, political and
technical change, equal weighting is actually of limited value.

How can it be that we are content to us an index to measure complex
economies such as the USA or Japan with indices that do not place an
value on net $ or ¥ contribution. In fact there only circumstance
where such an index has value is when the Sharpe ratios of all
component stocks and the correlations between all pairs of stocks in
the index are equal. This is an example of an assumption that is far
too simplistic.

We all seek to serve our investing clients by delivering a solid
return. That single objective would also negate the use of a portfolio
that is able to deliver a minimum variance. Local or Global Minimum
Variance structures, (LMV and GMV), tend to offer little in the sense
of return simply to create a minimal variance they have to be based
around extremely low risk assets.

So when we hear that renowned golf professional Greg Norman is
considering investing in "Distressed Golf Courses", that sound
like a vehicle our LMV or GMV portfolio will seek to avoid. That may
be an extreme example, but LMV/GMV are characterized by featuring
little diversification as assets tend to be low in volatility and so
one cannot even build an option based structure around a LMV/GMV
proposition.

That in itself is a financial curiosity as it is usual to try and
develop a portfolio structure that is diversified so as to avoid any
fatal hit from a Black Swan event. A portfolio based on hurricane risk
will have certain liability exposures laid off to another party, why
even a book maker for horse racing will lay off any excessive exposure
to one horse so that they are not wiped out if that horse were to romp
home!

We think it has to be accepted that the power of the Dow or Nikkei 225
are such powerful, established totems in global finance that it
unlikely that clients will refrain from using equal or price weighting
indices nor will they walk away from cap weighting. However, the game
is afoot to analyze and develop new methods by which traditional and
alternatives investments can be utilized in the 2011 hunt for α.
Source: Forbes.com
READ MORE - Innovation In Investment Vehicles

Chuck Jaffe: Trendy new fund is ‘Stupid Investment of the Week'

By Chuck Jaffe, MarketWatch
BOSTON (MarketWatch) — The investment world is filled with good
ideas that, when turned into a mutual fund, deliver bad performance.

For proof, look to RBS US Large-Cap Trendpilot
/quotes/comstock/13*!trnd/quotes/nls/trnd
(TRND
*26.39*,
+0.13,
+0.51%)
 , an exchange-traded note that began trading early in
December and, fresh out of the box, is the Stupid Investment of the
Week.


!! Understanding The Irrational Investor !!
Greg Davies, head of behavioral finance at Barclays Wealth,
explains the role of psychology in private banking. WSJ's Mariko
Sanchanta reports.

Stupid Investment of the Week highlights the flawed thinking and
worrisome characteristics that make a security less than ideal for the
average investor, and is written in the hope that showcasing trouble
in one case will make it easier for consumers to avoid trouble
elsewhere. While obviously not a purchase recommendation, this column
is not intended to be an automatic sell signal.


The RBS Trendpilot situation is an interesting one because, on the
surface, the investment looks like a good way for individual investors
to follow a strategy that they might believe is fundamentally sound,
but difficult to implement on their own.


!! Paying A Service Fee!!
Simply put, Trendpilot
/quotes/comstock/13*!trnd/quotes/nls/trnd
(TRND
*26.39*,
+0.13,
+0.51%)
 invests in the stock market when
the Standard & Poor's 500 Total Return Index (measuring the S&P
500-stock index's
/quotes/comstock/21z!i1:in\x
(SPX
*1,293*,
+9.48,
+0.74%)
 actual return plus dividends) is above its 200-day
moving average, and it invests in cash — trying to get the return of
the 3-month Treasury bill — when its S&P 500 benchmark is trading
below the 200-day moving average.


The idea behind Trendpilot is simple: The trend is your friend. Invest
when it's going good and sit on the sidelines when it isn't.

It's so simple, in fact, you could do it yourself — and a whole
lot better. But for many investors, their reason to hire a money
manager would be for the personal discipline it takes to live with the
strategy; the fact that most investors would not have that wherewithal
actually also shows some of what's wrong with Trendpilot.


To see how that's possible, let's dig a little deeper.

First, exchange-traded notes (ETNs) are similar but different than the
standard exchange-traded fund, or ETF. Both types of securities track
an index, trade like a stock and are liquid, but ETFs are structured
so that the investor owns the underlying basket of securities. If the
ETF were to go bust, the shareholder usually would get cash for the
market value of the securities. (If an investor has a huge chunk of
the fund — say 50,000 shares — they might be allowed to take their
payout in stock.)


ETNs, by comparison, are debt instruments issued by big banks, Royal
Bank of Scotland in the case of RBS Trendpilot. As a debt instrument,
the ETN doesn't actually own anything; instead, it is making a
promise to track an index and pay out the way an investment in the
index would. If an ETN fails, an investor will not get the investment
back. The average investor probably should think of an ETF like buying
a stock, with the ETN like buying a bond.


The difference is important because an investor who wants to replicate
the Trendpilot strategy would not have a hard time doing it by making
the actual investments. They could use a Standard & Poor's 500 ETF
when they want to be in the markets, and Treasury bills or
money-market accounts when they want to be out.


At the very least, they would save money. Trendpilot charges 1% in
management fees when it is "invested" in the market, and a 0.5%
fee when it's in cash. An investor could make the same investments
for about one-tenth the cost, although they would have to pay
transaction costs for the trades they make.


!! Behind The Curve !!
Further, Trendpilot waits five days to confirm the buy or sell signal.
The market has to be above its average for five days before Trendpilot
turns positive, and below it for five days before "going to cash."
Money managers who use moving averages typically act when the line is
crossed; in fact, a do-it-yourself investor could use most financial
Web sites to track the moving average and send them alerts when a
trade should be triggered.


"If it really is trying to follow the trend, then it should move
when the trend changes," said Tom Lydon, editor of the ETF Trends
newsletter. "Give the trend a five-day cushion, the way this fund
does, and you will leave some money on the table on both ends, when
you are buying and selling."


Some people might be willing to pay that price, just for the ease of
having someone else make the trades, but there's a reasonable
question of whether Trendpilot can deliver on its promise.


While RBS is showing back-tested results for the index — which was
created only in mid-November — those numbers may have been helped
along by times that happen to make this strategy look good. In fact,
the back-tested results undoubtedly were boosted by the fact that over
the last half-decade, a flat market was followed by a huge downturn,
and then a rebound; plug in different results — and all we know
about future returns is that they will not exactly mimic the past —
and the back-tested "success" quickly turns to mud.


Moving-average strategies work best when the market has long,
substantial trends, either up or down; when the market has no real
trend, they tend to get whipsawed. That's why average investors have
trouble following them, because in a direction-less market they are
doing a lot of trading — potentially losing money in both directions
— hoping for something to materialize.


In the end, Trendpilot isn't likely to hurt investors — it's
built to reduce risk and it's not going to send anyone to the poor
house — but it's probably not going to deliver the kind of returns
they expect from the strategy either.


"I prefer strategies that work fairly well through most kinds of
market environments," said Mark Salzinger, editor of The
Investor's ETF Report, "so that investors can hold on to what they
have and not sell near bottoms or buy near tops."


Chuck Jaffe is a senior MarketWatch columnist. His work appears in
many U.S. newspapers.
Source: Marketwatch.Com
READ MORE - Chuck Jaffe: Trendy new fund is ‘Stupid Investment of the Week'

People moves: Balyasny, Blackstone add to investment teams

Balyasny Asset Management and Blackstone Group made key hires this
week, while Abbey Capital and Equinox Fund Management also announced
new appointments.

*Balyasny Asset Management* has hired a team of former *Stark
Investments* executives to build a global macro platform. *Ashok
Bhatia*, the former head of macro investing at Stark, and *Colin
Lancaster*, Stark's former president and chief operating officer, will
shortly join Chicago-based Balyasny, according to a report in
_Financial News_. *Robert Dishner* and *Owen Clark*, who previously
worked on Stark's macro funds, are also joining Balyasny.

*Blackstone Alternative Asset Management* has hired *Greg Geiling* as
a managing director in its funds of hedge funds business. Geiling was
previously a portfolio manager at *Duquesne Capital Management*, the
global macro hedge fund founded by Stanley Druckenmiller. Last year,
Druckenmiller announced he was closing Duquesne and returning money to
investors. The appointment was first reported by _Pensions &
Investments_.

*David McCarthy* has joined the board of *Abbey Capital* as a
non-executive director. McCarthy was most recently chief investment
officer of absolute return strategies at *Sciens Capital Management*.
He previously worked at GAM and also founded Martello Investment
Management, a specialist fund of hedge funds and advisory business.
Based in Dublin, Abbey Capital manages $4.5 billion in fund of funds
invested in managed futures, global macro and foreign exchange
managers.

*Equinox Fund Management* has appointed *David DeMuth* to the
executive committee of the Frontier Fund, a fund of managed futures
programs designed for retail investors. DeMuth replaces *Ajay Dravid*
who was recently named director of risk management at *Solon Capital*,
and affiliate of Equinox. In his new role, David will be responsible
for the establishment and oversight of investment and risk management
procedures and systems for Solon's product offerings.

DeMuth is a co-founder of CFO Consulting Partners, which provides
interim CFO services to public and private companies. He has
previously worked at Kodak Polychrome Graphics, Continental Grain
Company and PepsiCo.

*Alan Gao* has joined the French asset manager *Carmignac Gestion* as
an analyst for the Asian market, specialising in China. Previously,
Gao was a credit analyst at the alternative management company *CQS*,
where he covered all the Asian equity and bond markets.

Frontier markets specialist *Terra Partners* has appointed *Danijela
Mirkov-Arkula* as an analyst in Belgrade, Serbia. She will focus on
analysing investment opportunities in the Balkans. Mirkov-Arkula was
previously at the Petroleum Industry of Serbia, 51% owned by Gazprom,
as the project manager responsible for evaluating potential
acquisitions in the Balkan region.

*Gar Wood Securities* has hired *John McCorvey* as senior vice
president of its prime brokerage business. McCorvey is tasked with
expanding Gar Wood's capital introduction service. McCorvey previously
worked at *Direct Access Partners* where he was senior advisor of
global prime services.
Source: HedgeFundsReview.Com
READ MORE - People moves: Balyasny, Blackstone add to investment teams

RLPC-Banks sell Investment Dar, Arcapita loans

By Tessa Walsh and David French
LONDON, January 14 | Fri Jan 14, 2011 1:47pm EST
LONDON, January 14 (Reuters) - Banks reduced their exposure
to Bahraini investment house Arcapita and Kuwait's Investment
Dar by selling syndicated loans at distressed levels this week,
loan traders said on Friday.

A $25 million piece of Investment Dar's (TIDK.KW) loan was
traded on Friday and a $30 million chunk of Arcapita's
[ARCAB.UL] loan traded earlier in the week, the traders said.
The sales show that banks are becoming more willing to sell
impaired Middle Eastern bank loans as they become more familiar
with the debt restructuring process.

The $30 million piece of Arcapita's loan traded at 76 cents
in the dollar. The paper was sold by WestLB and was bought by
distessed investor Yorvik, the traders said.
Arcapita also sold a portfolio of 29 senior living
communities in the US to two property companies for $630 million
on January 12.

Investment Dar's loan traded at just over 33 percent of face
value and was sold by one of the banks in an existing loan
syndicate, several traders said.

Some of Investment Dar's sukuk paper has already traded, but
this is one of the first synicated loan trades and follows an
earlier trade in the low 20s around three months ago, one of the
traders said.

Traders expect more sales to follow as Investment Dar's
co-ordinating committee meets on Monday to update creditors. The
committee has to approve new investors buying the paper.
While the $25 million trade is not a large piece of
Investment Dar's KWD1bn ($3.55bn) of liabilities - it buys a way into
the creditor negotiations.

Investment Dar's creditor committee consists of ABC Islamic
Bank, Al Rajhi Bank, Bank of Bahrain and Kuwait (BBK), Islamic
Development Bank, Jordan International Bank and Lloyds TSB.
The creditor meetings, which are scheduled to take place in
Dubai on January 17 and Kuwait on January 18, will be the first
full gathering since the new creditor committee was appointed at
the end of December. (Editing by Greg Mahlich)
Source: Reuters.Com
READ MORE - RLPC-Banks sell Investment Dar, Arcapita loans

Do we have the right investment mix?

By Donna Rosato, Money Magazine
senior writerJanuary 6, 2010: 6:26 AM ET
(Money Magazine) --- Richard and Cheryl Ebers began their married life
together just nine years ago. She was divorced and raising two sons
(now adults); he was a widower with a young boy of his own (Eric, now
13 ).

Richard was a diligent saver from way back, regularly socking away
money in his 401(k) and consistently putting away $500 of Eric's
monthly Social Security survivor benefits for his college fund.
Cheryl admits to being a spender previously, but has since zeroed out
her credit card debt and opened her own IRA. "Being married to Richard
has made me more conscious about saving," she says.

Together they now have almost $500,000 for retirement, and $39,000 for
Eric's college education. But while they keep shoveling money in, they
rarely revisit their investment decisions. "I haven't made any changes
to my portfolio in 10 years," says Richard. As they start closing in
on their retirement and Eric's high school graduation, they're
wondering whether they still have the right mix.

The couple's set-it-and-forget-it strategy is especially dangerous in
such a volatile market, says Portland planner Tim Kober. Because of
their inertia, the Eberses are now 84% in stocks, far too aggressive
for their ages. Another market crash could devastate their retirement
dreams, which include Richard's building an airplane and taking flying
lessons. (As is, in a more appropriate 60%/40% allocation, they'd have
lost roughly 22% in 2008 vs. the 30% or so they did.)

Counting Richard's modest pension, Kober estimates that the Eberses
need $1.4 million to maintain 80% of their current income once they
retire. Assuming a 6% average annual return - on a more conservative
portfolio - they can get there at their current rate of savings
($12,000 a year). But they must be sure to ratchet down risk as they
age, says Kober. Eric's college fund should cover a chunk of his
education, the planner adds, but this too needs monitoring.

*CURB RISK.* The Eberses should reduce their equity allocation to 54%
and boost fixed income to 40%, focusing on investment-grade bonds,
Kober says. By retirement they should be 55% in bonds.
*MIX IT UP.* The Eberses are mostly in large-cap U.S. funds. To
diversify, Kober suggests they put 24% in international funds like
Vanguard FTSE All-World ETF (EFV), 5% in the Vanguard Small Cap Value
Index (VBR) and 6% in a REIT fund.
*REVISIT REGULARLY.* The couple need to rebalance at least once a year
to stay on target. They should take advantage of automatic rebalancing
offered by Richard's 401(k).
*KEEP COLLEGE FUNDS SAFE.* The college kitty is 100% in stock funds;
but with Eric now 13, the Eberses should begin dialing back equities
to 50%. By the time Eric is 18, the mix should be 60% bonds/40% cash.
For new savings, they could join Oregon's Vanguard 529 plan, and
choose an age-based portfolio, which automatically makes such
transitions.
Source: CNN.Com
READ MORE - Do we have the right investment mix?

Investing In Property Out Of State

Buying and owning property is rarely easy or simple. When the property in question is in a distant location, the challenges multiply. Investing in out of state property might seem appealing if you live in an area where real estate is expensive. It might also appear attractive if you already own property where you live and you want to diversify your holdings. Or you may just want to own a vacation home. But before you make an offer, carefully consider these issues. (Owning property isn't always easy, but there are plenty of perks. Find out how to buy in.

Reasons to Buy
One factor that leads people to consider buying property far from home is that property may be more affordable in another state. Perhaps you live in an area like San Francisco or New York City, where property costs are sky high. If you simply can't afford to buy a place where you live or if doing so would require investing the majority of your money in real estate and you'd rather diversify your investments, you may want to look at other cities where market fundamentals are sound but property costs are significantly lower.

People who live in depressed areas but don't want to move for work or personal reasons may be better off renting in their hometown and investing in real estate where the economy is stronger. For example, if you lived in Las Vegas, the city with the highest foreclosure rate during the housing bust, you might have wanted to buy property in a market where median sales prices remained relatively stable, like Charlotte, North Carolina.

Perhaps the main reason people decide to invest in property out of state is that the return on investment (ROI) may be better there than it is at home. Purchase prices, appreciation rates, mortgage expenses (if any), taxes, housing regulations, rental market conditions and more are all factors that might be more favorable in another state and will contribute to a property's potential ROI. 

Challenges to Consider
When you invest out of state, you must overcome your lack of familiarity with the out-of-state real estate market and with its local economic conditions, both at the city level and the neighborhood level. You won't have the same intimate, day-to-day knowledge of a distant market that you have of the market where you live. You don't have an in-depth understanding of the best neighborhoods - or the worst. You will have to rely on word of mouth, research, gut instincts and the opinions of any professionals you hire.

Understanding the all laws and regulations regarding property ownership and property taxes in a place where you don't live is another major challenge. Even if you read every line of the local codes and ordinances, what it says on paper and what happens in reality don't always match up. It's crucial to talk with property owners in the area to gain a true understanding of local regulations.

You'll need good contacts in the area to make your investment plan successful, but when dealing with a distant city, you may be starting from scratch in finding quality professionals such as real estate agents, property managers and handymen - the people who will be the key to your success or failure.

Buying Out of State
The secret to many out-of-state investors' success is to find and hire an excellent property management company. You'll need them to help you fill vacancies, collect rent, make repairs and handle emergencies. If you lived in the area, you might choose to manage the property yourself, but if you live far away, professional property management is an extra expense you simply must incur to safeguard your investment. As experienced builder and property manager Rusty Meador advises, "No matter how good of a real estate deal you find, it is only as good as its ability to be managed well." 

Be aware that even with a property management company on your payroll, you'll still need to make occasional visits to your property to make sure that what managers and tenants tell you matches reality. This is an additional time and money cost that must be considered.

Also, when purchasing rental property, especially rental property out of state, you're likely to encounter higher homeowners insurance rates, higher mortgage interest rates and higher down payment requirements because lenders will consider you a riskier borrower than an owner-occupant. You'll also complicate your tax situation by owning rental property and earning income in more than one state. You may need to hire an income tax professional to keep you in the tax authorities' good graces.
When considering all of these factors, you may find that being an owner-occupant or purchasing investment property at home is a much simpler and less expensive proposition than purchasing out of state.

Before You Buy Out of State
If you're still intent on buying out of state, be sure to heed these additional warnings.
Do not buy sight unseen - the property may not be what you think it is. Online information on a property can be out of date, and a local real estate agent or property owner who isn't looking out for your best interests might lie to you to close a sale. If you unwittingly become the owner of a nuisance property that violates health and/or safety laws, you can find yourself on the hook for numerous code violations that will be time consuming and expensive to fix. If a property has been vacant for long enough, it can develop maintenance issues that cause such disrepair that the city deems it a safety hazard and bulldozes it. You might even wind up on the hook for the demolition bill.
Some property investors have found bed bugs, termites, roaches, mice or other pests to be their downfall. Without an in-person visit to the property and a professional inspection to check for these issues, you could become the owner of a property that is not habitable. Scott Paxton of the Rental Protection Agency advises that bed bug complaints have become increasingly common and this problem can be very expensive to get rid of.

Finding quality tenants is extra important for absentee landlords. You won't be there to keep a close eye on your tenants' behavior or their treatment of the property, nor will you be there to pressure them to pay if the rent is past due. In addition to hiring a top-notch property management company, you want to have tenants that won't cause you or your management company any headaches.

Finally, if you've never owned property, buying your fist property out of state is extra risky. No matter how many books you read on property ownership, there is no substitute for real-life experience. Without any experience in property ownership and without the firsthand knowledge that comes from living in a property day in and day out, you might miss important property maintenance considerations on your out-of-state property.

Out-Of-State Alternatives
If you don't think you want to buy property where you live for whatever reason, there are other ways to get into the real estate market that are much simpler than investing out of state. One option is the real estate investment trust (REIT). Investing in a REIT or REIT ETF is similar to investing in a stock, and you can choose a REIT with a risk/return profile that fits what you're looking for. And just like when you own a stock and you aren't responsible for making decisions about running that company, when you own shares of a REIT you won't have any of the headaches that are associated with actually owning a property. 

You might also take a second look at buying property where you live - even if you don't want to live in it. Maybe you've been renting in San Francisco because you aren't interested in living in the only place you could afford to buy - a 250 square foot condo. But would you be willing to own that condo as a rental property? It's likely to be easier to buy and own a place near your home. It could be more expensive or less profitable, but you may find the extra cost or lower ROI worth the reduced hassle.

How to Make it Work
If you are going to buy out of state, buy in an area you are familiar with - perhaps where you went to college or where you grew up. It's better to have some knowledge of the area than none at all. As a bonus, if you buy in an area that you normally visit anyway, your leisure travel can become at least partly tax deductible because you will be adding a business component to those trips to check up on your property. (There is an alternative to letting your cottage sit empty all year, but turning a profit won't be easy. 

Buy in an area with some similarities to the area where you live, such as climate, demographics or property age so that you have some idea of what you're dealing with. If you have lived in a 1960s suburb of California your entire life, don't buy a 120-year-old property in Boston.

Don't buy a high-risk property. Buy in a primarily owner-occupied neighborhood to attract tenants who are a lower economic risk, says Ryan L. Hinricher, a founding partner of the investment home sales company Investor Nation. A high-quality property will"typically have less maintenance and upkeep. These properties also rent more quickly as they usually have modern layouts and an adequate count of bedrooms and bathrooms," he notes.
Finally, as mentioned earlier, it's crucial to build a great network of professionals to help you and to occasionally visit your property yourself.

The Bottom Line
Investing in property out of state is a high-risk proposition and a major commitment. Before you do it, make sure you truly understand what you're getting into and are prepared to meet all of the related challenges.

by Amy Fontinelle 
Amy Fontinelle is a financial journalist and editor for a variety of websites, public policy organizations, and book publishers. She has written hundreds of published articles and blog posts on topics including budgeting, credit management, real estate and investing. Her articles have been featured on the homepage of Yahoo! and on Yahoo! Finance, Forbes.com, SFGate.com and numerous local news websites.
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