Thu
Oct 2 2008
09:23 am

I heard Sen. Bob Corker on the radio this morning (HHH), and he said something very very interesting, and very telling:

We're not buying mortgages, we're buying mortgage-backed securities

OK, so follow me here. Congress wants to act to prevent a major downturn in the economy. The downturn would be caused by the credit crunch. The credit crunch is happening because banks won't lend because their reserves are stressed due to holding lots of MBS's, which are endangered because some % of the MBS's assets are overvalued homes and people having problems paying.

So, the root of the problem is (a) overvalued houses / people unable to make payments due to rate readjustments (and they were planning to sell at a profit), and (b) financial institutions making bad bets investing their assets in MBSs.

OK, so back to the $700B 'rescue plan'. How many homes are actually in foreclosure? 1.2 million. That $700B is equal to $500,000 for every house in foreclosure! What about people with late payments, even people with simple 30-year mortgages that perhaps lost their jobs? That's still roughly $200,000 per house.

Clearly, something doesn't add up. We could subsidize the troubled homeowners and solve the credit crunch with far less, probably only $30 billion. So return to Corker's statement above:

We're not buying mortgages, we're buying mortgage-backed securities

Clearly, 90% of the "rescue" package is to "rescue" Wall Street from their own bad investments. It has nothing to do with Main Street at all, no matter how many "protections" you slap onto it.

Victor Agreda Jr's picture

well yes, but...

That won't change the fact that nearly everyone got into this game and screwed up royally, freezing up the credit supply. No one wants to undergo chemotherapy, either, but it's something you have to do to get better.

The analogy I've been using is this: this is a gamble, and we're all being asked to ante up. It's that, or we are out of the game entirely and YES things would get much, much worse.

It isn't just scare tactics when money market funds and stable funds are trading below par.

KC's picture

Clearly, 90% of the "rescue"

Clearly, 90% of the "rescue" package is to "rescue" Wall Street from their own bad investments. It has nothing to do with Main Street at all, no matter how many "protections" you slap onto it.

I generally agree with your commentary, but I don't on this one.

Your using the term "Wall St." too broadly. The focus needs to be on "lending institutions," and then "borrowers," and what their inability to get credit will do to the general economy.

Most economists think their inability to get credit would destroy, not just damage, a lot of the economy.

The other problem is this: Wall Street from their own bad investments.

It's not just "their" investments. Ask people who have seen their retirement investments shrink. It's a lot of people's investments. Millions are at risk, not just a few CEOs.

I realize most everything is over-simplified and over-generalized in politics, but I don't think Pres. Bush would be doing what he's doing if he didn't believe a far greater, and broader, calamity could develop.

The Great Depression didn't start off by itself. It followed the market crash. The market went first, and the country followed. That's what they're afraid of happening.

reform4's picture

Yes, all very good points

.. I should have been more clear on "their investments" and clarified banks vs. financial institutions. The problem is that the line has been blurred with recent deregulation, and "banks" like Citibank can hold a huge amount of assets in risky instruments like mortgage based securities. It's the decisions like that I was criticizing.

Were we fools to buy Citibank stock for our portfolios? I suppose so, but how transparent is this whole system? I can buy a stock in XYZ company in 2005 after reviewing their statements, and if I play a 'buy and hold' strategy, I would hope they continue the same management style, but how do I know if they've completely changed their asset strategy? Read the annual reports? HAH. And if I've bought a mutual fund that is buying other stocks, it's even worse- the list of what they hold is 'dressed up' at the end of every quarter, and then the stock picks change the next week.

Somehow, there has to be some 'pruning of the tree' to remove the bad actors and for corporations to go back to fundamentals. How do we do that without punishing those who didn't make the dumb decisions / got greedy? It's a tough problem.

I proposed a simple plan elsewhere that might work:
- Allow the Fed to take distressed lending institutions into receivership, just like they did with Fannie/Freddie
- If they are severely undercapitalized, liquidate them, and orient the sale of assets to smaller institutions, so we don't have another "too big to fail" institution
- For those that can be saved, break up the MBS into their individual mortgage contracts. Negotiate new terms, especially for those who were paying until their rates adjusted up. Get cash flow out of those contracts.
- For those who can't make their payments, evict and turn the property over to a community-based organization (bid out). Give vouchers for the property taxes. If they can rent it, great. If they can't, give them a voucher to maintain the property, and a share in the profits of the future sale (20%), so they have an incentive to protect the property until it can be sold.

All this could be done for about $30B.

R. Neal's picture

Tin-foil hat alert

Yes, but at what point do we start asking why and how credit markets froze up or we have these giant swings in the market.

The Masters of the Universe wouldn't manipulate such things to "send a message" or create a panic or anything, would they?

Nobody's picture

Who is getting the money?

Who are the institutions that will recieve these funds?

Sven's picture

I hate to be an apologist

I hate to be an apologist for Corker, but he's clumsily stumbling on to a valid point. There are three crises right now: the housing market crisis (Crisis H), the banking crisis (Crisis B) and (even though cons are in complete denial about this one) the regulatory crisis (Crisis R).

On the one hand, the three crises are tangled in a complex web. Crisis R led to Crisis B which led to Crisis H, and Crisis H fed back on to Crisis B.

However, in untangling the mess it's sometimes necessary treat them as distinct. Crisis B has mutated in to a classic liquidity crisis - call it Crisis B2 - that's not related to the housing market, and subsidizing homeowners won't fix it.

This is not to say that solving Crisis H and Crisis R isn't critical - both in saving the real economy and in preventing a recurrence of Crisis B2 - or that helping homeowners wouldn't be useful in the medium to long term. But the liquidity issue has to be addressed first. Our financial circulatory system sucks, but unfortunately its all we have.

It sure would be helpful if our leaders would make these distinctions, and present comprehensive, step-by-step plan. What's the point in chemotherapy for Crisis B2, it's sensible to wonder, if we're just going to dive into toxic waste and let the cancer spread again?

...needless to say, it's also sensible to wonder whether the bailout as proposed will fix B2.

reform4's picture

Clarification

R didn't lead to B by itself. R led to H which led to B.

Banks aren't lending because they need every liquid asset to cover their liabilities because of their exposure to bad mortgage based securities. I still argue that if you resolve the MBS crisis (which can be done for a lot less than $700B), you can solve the credit crunch.

Otherwise, it's like Rachel Maddow's analogy: you have a kid, you have him a ton of halloween candy, and he ate it all and has thrown up all over the rug. Paulson is saying the solution is that the kid needs more candy. (!?!?!?)

Banking institutions are not yet responsible enough to handle the additional funds, especially without fixing the "R" issue.

fletch's picture

I have trouble balancing my

I have trouble balancing my checkbook so shouldn't comment, but will anyway. From CNBC I've learned that the credit markets have frozen up because banks won't lend to each other. They don't trust each other. This entire crisis is due to the lack of integrity of bankers and the books they keep. They have the money to lend, just have no confidence in what they are telling each other. No trust, it's that simple.

KC's picture

Yes, but at what point do we

Yes, but at what point do we start asking why and how credit markets froze up or we have these giant swings in the market.

Largely depends on who wins in November.

The Masters of the Universe wouldn't manipulate such things to "send a message" or create a panic or anything, would they?

Markets generally don't like instability, except for maybe the arms markets.

I don't think anybody manipulated anything, as much as they're trying to head things off.

The Administration was caught a little off guard by this; they were hoping it would happen some time after November. But, although it looks like they're playing catch-up, they're really not. They're ahead of the curve, not behind it. They're not ahead by much, though.

Who are the institutions that will recieve these funds?

My intial understanding is that an institution will have to ask for them. Probably any institution who wants their "bad" debt removed, sort of like road side recycling programs. The government takes the debt and tries to make something out of it that somebody will someday want again.

reform4's picture

That's the problem!

Paulson: "Hey, we've got $700B here. Just tell us what junk you want to pass onto us, and tell us what we need to pay for it!"

Insane. Recipe for disaster. Heckova job, Paulie.

KC's picture

They don't trust each other.

They don't trust each other. This entire crisis is due to the lack of integrity of bankers and the books they keep.

Yep, and the way the credit rating system works. It's backwards. Most of these institutions had good credit ratings, until a couple of months ago right before they went bankrupt.

Sven's picture

This is Crisis B2 in action.

This is Crisis B2 in action. Yikes.

reform4's picture

So what's the problem?

Conservatively managed companies either have the assets/liquidity or have the credit lines to grow their business, while the idiots that played Vegas-style with mortgage based securities can't grow.

I see Economic Darwinism. I see a pruning of the tree.

Yes, it has painful fallout for the average Joe/Jane- those are the people that deserved to be helped in this crisis. We don't need to socialize failure.

ma am's picture

Can't trust it

We cannot trust this administration to honestly inform us of a crisis, much less to manage a crisis. They are creating panic so they can get one last shot at robbing the treasury and giving it away to corporations.

Everyone now sees this hitting home in shrinking IRAs, etc. Trouble is, it really isn't reasonable to expect the market to only go one way (up). The only way this happens is through market and fiscal manipulation. We need a correction, painful though it may be. And it will be painful with or without a bailout (inflation v. lack of credit).

Do you really think that there will never be any money to lend? No. Eventually it will come back. But "eventually" wouldn't suit the purposes of this administration.

Tess's picture

Excellent analysis

You have hit it, Ma.
The money has all been stolen.

We will have to pick up the pieces.

Sven's picture

That's definitely a valid

That's definitely a valid concern; the performance of the politicians thus far does not inspire confidence that they would follow up with needed reforms. And yes the continuing deterioration of mortgage-backed assets is contributing to the liquidity problem. But I'd still argue that the immediate liquidity problem has grown far beyond the bad asset issue* and is the most pressing because it threatens to quickly spiral out of control.

Part of the problem here is that the plan to buy bad securities is really just a back-door, overly complicated way of recapitalizing the financial sector. It should have been done on the Swedish model, not the Japanese.

* should have added that this is because capital is fleeing the system.

redmondkr's picture

We cannot trust this

We cannot trust this administration to honestly inform us of a crisis, much less to manage a crisis.

An old friend, a retired Navy Chief, put it this way (I'll clean it up a bit):

"With Bush's track record he couldn't sell women on a troop ship."


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KC's picture

Do you really think that

Do you really think that there will never be any money to lend? No. Eventually it will come back.

You're underestimating the neccesity of credit in the economy. It's not like people will just resort to cash once they run out of credit.

They don't have cash.

Sven's right. The problem is liquidity and, maybe not a complete freezing of lending, but enough of a reduction that it will do a tremendous amount of damage to the economy.

This is also not a "correction." It's a breakdown.

You can argue what caused the breakdown, but unless you fix it, you're still going to be stuck by the side of the road.

Rachel's picture

You can argue what caused

You can argue what caused the breakdown, but unless you fix it, you're still going to be stuck by the side of the road.

It's not just 401k losses that affect "main street." (And please, could we bury that worn out term?) If businesses can't borrow, they eventually start cutting jobs. If people are scared to spend $$, that impacts jobs (e.g., I have a friend who was going to remodel a couple of rooms next month. Now she's putting it off. Her contractor was all lined up - now he's SOL.).

It's all inter-connected, and like it or not, we're all affected.

I do think that regulatory reform is much needed. If Obama wins, I think you'll see that.

KC's picture

It's not just 401k losses

It's not just 401k losses that affect "main street." (And please, could we bury that worn out term?) If businesses can't borrow, they eventually start cutting jobs. If people are scared to spend $$, that impacts jobs (e.g., I have a friend who was going to remodel a couple of rooms next month. Now she's putting it off. Her contractor was all lined up - now he's SOL.).

Inter-connectedness. That's what they are really worried about.

How much of the 2/3 of the economy that is consumer spending is put on the plastic?

Do we really want to find out?

I don't.

gttim's picture

There is money to lend, and

There is money to lend, and you can go out and get a mortgage today. You can get credit cards today. However, there are very few people looking for loans. Most people have maxed out credit, have already bought houses, while others are un or under employed, and most others do not have the down payment that is suddenly required (again). Personally, I think anybody that buys a house now is not too smart. The bottom has not been hit. House prices are still declining.

A friend has a son looking to buy a house, and has been approved for a mortgage. I told them to wait at least a year. The house he is locking in on is in foreclosure and has been empty for a long time, but the bank still wants 80% of what it sold for 18 months ago and will only allow 48 hours before you have to close on it- no time for real inspections. They offered lower than what the bank is asking and the bank just said no. No counter offer or anything. I told the guys to tell the bank to get $^%#ed!

reform4's picture

Now that's a classic example of what's going on...

The bank has it on their books for 'X'. They can't accept 80% of 'X' because that would call the rest of their holdings into question, even properties that are being paid for on time by homeowners. Rather than face the situation they put themselves into, they are waiting for government handout.

If we 'rescue' the 'credit market', do you think they are going to change their ways? No. They'll sell that distressed property to the feds for 90% of the mortgage, which (a) deprives your friend's son of a good deal, (b) puts 10% of the mortgage on the back of the taxpayers, and (c) artificially inflates the housing market adjustment that is destined to happen.

Now, is that good public policy? Hell no. Does it solve the 'credit crunch?' Absolutely not.

Again, if the bank can meet its liquidity obligations, they should have to suffer along. Any interference by a bailout just makes the problem worse (I can't believe I'm saying this..). If they can't make their obligations, they should be taken into receivership and the mortgages unpackaged so that reasonable deals can be made to restore cash flow and restore liquidity to the housing market.

Restore credit to the market for businesses? That depends- what's our goal? Helping small businesses make payroll? Or ensuring that Citibank can borrow $30B to buy another bank and create another 'too big to fail' entity? We have to be really careful how we do this, or we'll just create more problems under the guise of helping the 'little people.' A little bit of a credit crunch might not be bad for the economy.

Take the example of the remodeling job above. If you have good credit, you can still borrow the money and keep that guy employed (in fact, you should get a good deal as work becomes hard to find). If you don't have the cash or the credit... well, maybe the remodeling should be delayed a year.

We've been basing the economy on borrowing and refinancing for years, and on that basis, people are going to start becoming more conservative in their spending and borrowing and there WILL be a huge slowdown. That's unavoidable. You can't pump enough money into the economy to make people become irrational at this point (and if you try, the money will go to the wrong people).

It's going to be painful, folks. It's like shaking a heroin addiction- there's no easy way to do it. But the last thing we need is another 'fix' because we can't face the DTs.

Goose Creek's picture

John Deere

A reporter on NPR gave an example of how bad things had gotten - John Deere had seen the rate on thier bonds jump from 5.5% to 6.5%. GASP! What a shock! I just borrowed money at 6.5% myownself. This is supposed to be a disaster???? I can remember borrowing money at 13.5% and being happy to get it.

OK so the economy was constrained in the early 80's and I'm not hoping we go back to those times but I recall the economy humming along quite fine at 9-10% interest.

I want to hear about solid businesses and creditworthy customers being unable to get money before I am convinced this is a disaster.

If Rachel's friend is secure in her job I hope she will go ahead and remodel her rooms. Now is the time it is patriotic to spend money if it involves putting Americans to work.

RayCapps's picture

I'm still stuck on Europe...

The only specificity with regard to the "Regulatory Crisis" seems to revolve around the repeal of parts of Glass-Steagall (1933) and the Bank Holding Company Act (1956). Ignoring the rather silly blame game (passed Senate 90 to 8, House 363 to 57, Clinton Signed and Lobbied in its behalf) and bucking the current equally bipartisan trend of blaming this action for the current situation, I'm still not following the causal effect between this action and our current crisis.

Maybe I'm just dense, but this action essentially only granted U.S. based financial companies the same sort of flexibility that financial institutions have long had in Europe in order to permit U.S. based financial institutions to compete more effectively with the European banks. Specifically, it allows banks, securities firms and insurance companies to merge and to sell each other's products. So why does this lead to catastrophe in the U.S. if it has been functioning just fine in Europe for decades? There's absolutely no credible analysis being offered beyond the superficial. None of what is available stands up under close scrutiny. WTF is really happening here folks?

reform4's picture

Credit Default Swap Market

It wasn't the repeal of Glass-Steagall by itself, it was that combined with the Commodity Futures Modernization Act in 1999/2000 (Phil Gramm's baby).

The DFMA prohibited the federal government from regulating a new, and little-known financial instrument called a Credit Default Swap. You may never have heard of a swap, but the swaps are what made the saps at AIG go down.

Now just keep that little bit of history in your mind for a while. Time goes on, the real estate market goes crazy (after the dot-com crash, we have a lot of capital, and no incentives to invest in things like clean energy or manufacturing so it has to go SOMEWHERE), and people with money burning a hole in their pockets figure that a way to make tons more money is to bet on the following two propositions: real estate prices will always go up, and people who don't have the ability to pay their mortgages will refinance as their property appreciates. This bet leads banks and mortgage firms like Countrywide to start lending out tons of money, even more than the house is worth, and even to people who have bad credit, their income doesn't meet standard underwriting standards, and so on. They then bundle up a whole bunch of these mortgages and sell them on the secondary market in the form of various kinds of securities. To them, it's like printing money, so they come up with every fu**ed up mortgage product imaginable to sell more, even ones where you're not covering the interest, much less paying any principle. The idea is that even if some of the mortgages don't perform, they will be bundled together with a bunch of other very profitable mortgages, so it's a safe bet.

But, it's not really a safe bet, because it's not safe enough to get reasonably prudent investors to buy them. The risk is too much. However, we've known for a long time how to get people to invest their money in something when they think the risk of losing it all would be too great. It's called insurance. You wouldn't spend $10,000 or 20,000 on a car, or $100,000 or $200,000 on a house, if you thought that you would just be wiped out if the car or the house were destroyed and you were just out the money. Some people won't even spend $1,000 or $2,000 on a vacation without buying insurance on it.

So they figured out that they can just insure this risk too. That's what a swap is. They created an instrument called a credit default swap, in which Investor A pays a premium to Company B, and Company B promises Investor A that if one of the borrowers fails to pay their mortgage, Company B will step in and pay Investor A their investment. Company B gets their money, Investor A gets to make the investment and to receive the income that the investment is going to generate, and it's all possible because of the swap. That's what AIG was selling.

So what, you say? We have insurance for all kinds of things, and all kinds of bad things happen without insurance companies going out of business. People get into car crashes, trees fall on houses, vacations get rained out, and the insurance companies just pay off the policy holder and move on. How do they do it? There's a one-word answer: regulation. Your state government won't let me to call myself a car insurance company, and start collecting car insurance premiums, unless I can prove that I have enough money on hand to pay off the claims. Homeowners' insurance, the same thing.

But now we go back to Phil Gramm, and his midnight Christmas present to the money men. The law he wrote said that these credit default swaps cannot be regulated. The government can't stop me from selling credit default swaps, even if I'm just a guy sitting in my basement in Maryville, and it can't make me prove that I have enough money to pay off the claims.

And what's worse, CDSs became financial instruments that could be traded like cattle futures, although cattle future trading is regulated. Any bank or financial institution (or corporation) could be holding billions of dollars of CDSs and referring to it as an asset when it potentially has negative value. No transparency, nobody knows how many they are, or how bad the problem is.

Which is why banks and other financial institutions don't want to lend anymore.

RayCapps's picture

Wow! Something that made sense...

and sent me back to my broader Europe question with a more specific set of search criteria (always helpful). That research sent me, eventually, to this article here from the Telegraph:

(link...)

That in turn lead me to a statement to the IMF by the French Finance Minsiter here:

(link...)

That in turn led me to the FSF Report summarized fairly well here:

(link...)

The net-net of all this appears to be that as we permitted U.S. fiancial institutions to more closely emulate European ones, we ended up rapidly exposing weaknesses that were common to both. In fact, the European banks were even more exposed than the U.S. institutions making them very vulnerable to even spillover effects from our internal crisis as U.S. credit tightened. Hiding between the lines of all the financial speak, the French Finance Minister Christine Lagarde makes perhaps the single most sentient statement I've read by anyone in an authoritative position regarding this whole crisis:

The issues surrounding credit rating agencies also deserve to be addressed in an expeditious way.
Among them, two need to be singled out in priority: potential conflicts of interest and a clear
differentiation between ratings of “plain vanilla” debt instruments and structured products through
different scales.

These "structured products" in both the USA and Europe are unsecured and largely unregulated and ought to be addressed, as FFM said, expeditiously. I'm actually feeling a little better now. I think I might have some kernal of understanding of this mess, although I still favor a recapitalization plan over the current bailout. Oh well.

Russ's picture

Bravo

Reform4, this is probably the best explanation I've seen anywhere of how the crisis has snowballed beyond just mortgages. Bravo.

Russ

Goose Creek's picture

Explanation

Excellent explanation. The best I've read so far. So I understand why banks don't want to lend to other banks and financial institutions. When does that leap over to banks not wanting to lend money to functioning profitable businesses? Like you say, there's money out there to be lent. The government is running the printing presses at full speed from what I hear.

bird dog's picture

affordable housing...

sounds so good, doesn't it? And increasing the rate of home ownership, especially among low-income families? In my working life, I saw the effects of government policy going back, at least to Clinton, to subsidize mortgages for folks who were, simply, not credit worthy. Good intentions, bad consequences.

Reform4: I didn't think the rescue plan was to only buy the bad debts, but to secure mortgage packages that would include some timely, some delinquent? The good with the bad, hence $700B

R. Neal's picture

I saw the effects of

I saw the effects of government policy going back, at least to Clinton, to subsidize mortgages for folks who were, simply, not credit worthy. Good intentions, bad consequences.

So how many bad mortgages are there, and how many were made to people who weren't credit worthy, as in, what percentage of those loans make up the problem with the actual mortgages, the foreclosures, the mortgage backed securities, and the swaps that went with them? Honestly, I'd like to know. Nobody seems to be able to tell us.

Bird_dog's picture

Back in the day, it was hard to get a mortgage loan...

Over the past nine years, the subprime market has produced more than two trillion dollars in home loans, but only a relatively small portion of these loans have supported first-time ownership—the majority of subprime loans are refinance loans. Between 1998 and 2006, only an estimated 1.4 million first-time homebuyers purchased their home with a subprime loan. Yet over that same time period, there have been many more foreclosures on all subprime loans. In our recent research on subprime foreclosures, CRL estimated that over 2.2 million borrowers who obtained subprime loans will lose or have already lost their home to foreclosure. When we update the analysis to include subprime originations for fourth quarter 2006, the total number of projected subprime foreclosures increases to 2.4 million.

Testimony of Paul Leonard
California Office Director
Center for Responsible Lending (link...)

Before the California Senate Banking Committee
March 26, 2007

I can tell you that some of those refinances were FROM 0% interest non-profit mortgages - if you can believe it! Technically not first-time home buyers - but only technically...

Reducing underwriting standards on mortgage loans was bound to have a ripple effect on appraisals to support those loans and contribute to the "housing bubble". There is plenty of blame to go around: consumer, lender, secondary mortgage market, and government policy.

R. Neal's picture

Ok, but you originally said

Ok, but you originally said "subsidize mortgages for folks who were, simply, not credit worthy," not subprime loans. This would include FHA and VA and other types of subsidized mortgages. We bought our first house by way of an FHA loan.

That's different from sub-prime mortgages. Further, I would guess that most sub-prime mortgage borrowers were actually making their payments, or mortgage companies and banks wouldn't have kept making the loans. They did the math, and knew that X percent would go bad, but the rest would make money because of the high interest rates. Where a lot of these went bad were people who got the teaser variable rates and didn't read the fine print on how they could get jacked up.

Anyway, I agree there's plenty of blame to go around.

Bird_dog's picture

what changed in the last 8(?) years to create today's mess?

Yeah, we got an FHA too - but I think it was sub-prime (we didn't have BOTH the downpayment and closing costs - so we made the downpayment and they rolled the closing costs into the loan) and the max house price was $74K. - but not subsidized. FHA's were just guaranteed by the government, at least 20+ years ago... Anyway, the closing costs of about $5K were added to the mortgage. We paid it off in 7 years and got some of those prepaid fees back.

I'm just not sure what created/allowed/permitted the snowball that resulted in folks refinancing, house prices skyrocketing, and the loan packages being so attractive to 2nd and 3rd party "investors"...

I did see, say, starting 8 years ago (?) folks with non-profit, 0% interest, modest mortgages getting incredible appraisals and refinancing (due to other debts) & then flipped with hefty fees ($5K) going to the deal brokers each time! It seemed like a game of hot potato to me. Several lost their homes. It was so sad.

So, what made these loans attractive to investors? And were they requiring appraisals? I know I don't begin to understand what went wrong...

RayCapps's picture

Going back at least to Clinton?

Why not follow the trail all the way back to FDR in the 1930's with the FHA? That's where the now "conventional" 30 year loan was invented. This was the government's first foray into the world of encouraging home ownership.

This whole line is a complete red herring with zero bearing on the causes of the current crisis. It's not even a very well thought out red herring. The houses going into default aren't in the "affordable" category. They're not in "red lined" neighborhoods. There's no way to even begin to twist the numbers to sell this distraction. In the words of Penn and Teller, BULLSHIT.

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