Odds ‘n Sods:

RBS sent us this, from the Dr. Housing Bubble Blog: Southern California Housing Numbers Exposed: The Bottom Falls out of the Housing Market, Again. Pay particular attention to the chart that shows the two year lag between sales drops and price drops. Clearly, the worst is yet to come. I’m still predicting a 50%+ drop in house prices in most California counties. The law of supply and demand is inescapable.

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Mark from Michigan alerted me to a great little article over at the SHTF Blog: on constructing secret doors, with links to web pages by folks that have successfully built them: Build a a Hidden Door Bookcase for Your Secret Stash

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The recent week of rioting and arson in Denmark mirrors what has happened on a larger scale in France for two successive years. Once again it was “urban youths” doing the rioting. Translation of this liberal press speak: Moslem immigrants, under age 30. It is noteworthy that the London Underground and bus line bombers were second generation–actually born in England. So “enculturation” and “assimilation” are not panaceas for Jihadi fervor. If only 1% of the immigrant “youths” turn out to be Wahabist radicals, then eventually, inevitably, they will build a terrorist infrastructure and strike with weapons of mass destruction. It may be next year, or it may be decades from now, but it appears inevitable. It would be prudent to prepare for this eventuality.

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Several readers flagged this article: GAO Chief (Comptroller General) David Walker Resigns. Eric’s comment: “Now this is concerning: Walker said: ‘ …This is the first time in my life I’ve been concerned about my financial future being destroyed by events outside my control…’ When the GAO chief starts saying stuff like this, [it is definitely cause for concern]”.” JWR’s comment: I do admire a man that shows real conviction and speaks his mind. Did you see his comment about “the Fall of Rome”? It seems that he got a bit emotional, but he stopped short of lapsing into Bill Murray’s “Disaster of biblical proportions” speech from the movie Ghostbusters.



Jim’s Quote of the Day:

Dr. Peter Venkman: This city is headed for a disaster of Biblical proportions.
Mayor: What do you mean, "Biblical"?
Dr Ray Stantz: What he means is Old Testament, Mr. Mayor, real wrath-of-God type stuff.
Dr. Peter Venkman: Exactly.
Dr Ray Stantz: Fire and brimstone coming down from the skies. Rivers and seas boiling.
Dr. Egon Spengler: Forty years of darkness. Earthquakes, volcanoes…
Winston Zeddemore: The dead rising from the grave.
Dr. Peter Venkman: Human sacrifice, dogs and cats living together – mass hysteria! – Ghostbusters, 1984



Self-Sufficiency in Northern Nevada

Over at the Bison Survival Blog (formerly called the Bison Newsletter), editor Jim Dakin recently posted an interesting piece titled “Economics of Self-Sufficiency.” I recommend his blog, although it is with the caveat that there is a lot of foul language posted there, especially in some of the comments posted by readers.

For several years, Jim Dakin has advocated the low cost retreating approach of buying an inexpensive piece of land (what he calls “junk land”), and living very frugally, with a large used travel trailer for shelter. Jim Dakin presently lives in Carson City, Nevada, in the rain shadow of the Sierra Nevada mountains. This is an area that is in uncomfortably close proximity to California’s teeming masses. (38 million+, in a recent estimate.) I wrote the following response to his post:

Jim:
Another reader wrote: “Moving to a homestead property is not for ‘theorizing’ about…..it takes years and years to work out the bugs, and get a place in shape enough to where one could actually survive on it without outside resources.” I agree! Finding plants that do well in your climate can take years. Growing fruit and nut trees to producing maturity will take years! Unless it is a wet climate, then you will have to live there year round to tend to your saplings. Raising small livestock takes experience. You won’t get that experience living inside city limits.

I can attest from experience that it does indeed take several years to build up a homestead to anything approaching self-sufficiency.

If high commuting costs are an issue, then I recommend that you do some research and see what the farthest reach of the county commuter bus line is. In your case, I wouldn’t be surprised if the bus line goes as far as the town of Stagecoach or perhaps all the way to the Lake Lahontan junction. If that doesn’t work out for you in Carson City, then do some research for Fernley, Winnemucca, Ely, Tonopah, and perhaps Elko. Those locales might be more realistic.

Forget Garnderville. Your chance to buy land there ended a decade ago. Ditto for the Washoe Valley and Lamoille. The only relatively cheap agricultural land that I ever saw in northern Nevada was around Lovelock and Fallon. (That was five years ago. I’m not sure about the prices there now.) I have my doubts about those towns in a grid down situation–since they are highly dependent on electrically pumped irrigation. At least Fallon has a good irrigation ditch.

I also have my doubts about being so close to the I-80 corridor Golden Horde route. (From a defensive/isolation standpoint, Ely or Tonopah make a lot more sense.)

The real sticking point in Nevada is water. Generally, if you are close enough to haul drinkable surface water (ponds, lakes, rivers), odds are that the land will be too expensive to fit your “cheap junk land” model. In most of the Humboldt basin the surface water is so alkaline that it isn’t drinkable. And if you buy land with a well, then you have the pumping issue. Photovoltaics are expensive. Perhaps you could find a place with a traditional water-pumping windmill.

Soil fertility is a huge issue in desert regions. It is realistic to expect to be able to build up the fertility of a small plot for a vegetable garden. (But again, that takes time.) However, bringing up the fertility of a whole field for raising grain is a lot more problematic. Bottom line: Plan to buy a lot of wheat to store.

Your situation is a lot like mine was, five years ago. My eventual solution was to pull the plug completely from the wage earning/salaried world, and move way out to a very lightly populated region, where the cost of living is very low. But that isn’t realistic for everyone. My advice is to start looking for jobs in other cities where there is “junk”-priced land nearby. Ely and Tonopah are probably your best bets. Because of the gold mining boom around Elko (the “Carlin Trend” region), land prices there are insane. I wish you the best in establishing your retreat.



Letter Re: My Preparedness Plans Just Took an Unexpected Turn

Jim:
I am home after spending several days in the local Children’s Hospital. In short, my toddler was diagnosed with type 1 diabetes after admittance to the ER and subsequent stay in the ICU and diabetes wing. This came as somewhat of a shock but not completely so due in part to a family history of the same. What it has done, however, is caused me to re-evaluate my preps entirely, particularly food and
medical.
1) The foods that I have acquired must now be truly accounted for in the carb department. I had never given that any thought for preps issues.

2) My medical must include all sorts of things related to diabetes that I did not have before. This includes lancets, cotton balls (still in diapers and the cotton balls allow for urine test strips), blood and urine test strips, needles, epipen parts and insulin (humalog and lantus) in general.

3) All emergency kits now have to have glucose tablets or gluco paste.
Also sugar free drinks/mixes like Crystal Light.

4) Far more careful monitoring of my daughter for any crashes or issues related to her disease. This includes detailed records of diet, blood tests and insulin intake.

I’ve learned that even on-line, the stuff isn’t cheap so it will put a hole in my finances to get things added to the preps. I’m hoping that you will post this so I can hear (via the blog) of how other survival oriented persons manage and prepare for family members with Type 1 [Childhood onset] diabetes.

Update: Today, my daughter was [also] found to have Celiac Disease [(aka gluten-sensitive enteropathy)]. In short, this disease makes it difficult if not impossible for someone to eat wheat and gluten products. Wow. My already altered preps were happening but now I have to maintain a whole separate line of wheat and gluten free items to help out her diet.

So I’m hoping you can add that to my original question and I hope some readers out there can weigh in and offer their real world advise on how they handle it for themselves or for their family members and loved ones. Thanks, – MP in Seattle (a contributing subscriber)

JWR Replies: My heart goes out to you! I’ve addressed both Type 1 and Type 2 diabetes briefly before in the blog. As you adjust your family’s diet, try to minimize your intake of aspartame-based artificial sweeteners (like Benevia, Canderal, Equal, NutraSweet, Equal, Splenda, and Spoonful) They have some profound negative health effects that are just starting to be revealed. I predict that in the long run, aspartame will have a reputation as bad as Red Dye #2.

I’m not sure about the shelf life of blood sugar and urine test strips. Perhaps a SurvivalBlog reader can let us know. Once that is established, stock up, and then rotate them
consistently.

Since you will need at least a small insulin refrigerator, move up the priority of getting a modest-size photovoltaic power system. The folks at Ready Made Resources can help you size and spec the system. (They offer free consulting for SurvivalBlog readers.)

The good news is that because gluten-sensitive enteropathy is so common, there are a wide range of gluten-free foods on the market, and their are a wealth of gluten-free recipes available online. Needless to say, to start, you will want to adjust your food storage program to have a much higher ratio of corn and rice to wheat.

I would appreciate comments from readers that are gluten intolerant about how they have adjusted their food storage programs.



Letter Re: AA Cells and Mobile Power

There was a discussion about batteries a few days back on SurvivalBlog. The writer advocated using AA NiMH cells almost exclusively, with adapters for devices requiring C and D cells. While I do agree that this is a good approach for some devices, there is certainly some merit to having full size 10 Amp Hour (10,000 MAH) batteries in high [current] draw or long term use devices. Not only is capacity
significantly higher on larger cells, but the maximum safe current draw is higher too.

Good NiMH C cells have 2-to-3 times the capacity of AA cells, and NiMH D cells have 4-to-5 times the capacity of AA cells. They can be charged in a reasonable timeframe on a good quality charger like the MAHA MH-C801D. If you shop carefully you can find 10AH NiMH low self discharge D cells for around $10 each (As an example, see Overstock.com). Thanks, – BR

JWR Replies: I recommend that SurvivalBlog readers be very careful when shopping for size C and D NiCD and NiMH batteries. Many of the batteries on the market have no more capacity than a size AA. (With those, essentially you are getting the same “guts” used in a size AA cell, but just in a bigger “can.”) Look carefully and the MaH ratings before you buy! Also, be sure to buy only brands (such as Sanyo’s ENELOOP) that have “Low Self Discharge” (LSD) rates.



Odds ‘n Sods:

I’ve mentioned bond insurers several times before in the blog. A recent Reuters article, (courtesy of RBS), shows that the mainstream media has finally caught on to some of the broader implications: New York Governor Spitzer warns: Bond insurer woes could become market “tsunami”

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HH sent us this: Putin threatens to add the Ukraine to nuclear target list if they join NATO.

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I spotted this story linked at Drudge: U.S. will down failed satellite. The article doesn’t do a good job of describing what is planned. If an interceptor hits the satellite it will probably not change its de-orbiting path significantly. At best, it will just result in burning up its remaining fuel and hopefully create a smaller spray of chunks. Well, at least the chances are 5 in 6 that it will come down over an ocean.

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Chuck G. mentioned that James Howard Kunstler (well-known for his nonfiction Peak Oil book “The Long Emergency“) has just written a post-collapse novel titled “World Made by Hand” that will will be released on February 28, 2008. Amazon.com is now offering the novel at a pre-order discount.





Notes from JWR:

Congrats to Greg M., the high bidder in our most recent SurvivalBlog Benefit Auction. A new auction begins today. This auction is for three items: a 120 VAC/12 VDC BedFan Personal Cooling System (a $99 retail value), kindly donated by the manufacturer, a Thieves Oil Start Living Kit (a $161 retail value) donated by Ready Made Resources, and a copy of the latest edition of “The Encyclopedia of Country Living” by the late Carla Emery (a $32 retail value). The opening bid is just $50. The auction ends on March 15th. Please e-mail us your bids, in $10 increments.

Today’s first piece is a guest editorial from a gent with a different perspective on economics.



Guest Editorial: The Great Bust of ’08, by Mike Whitney

On January 14, 2008 the FDIC web site began posting the rules for reimbursing depositors in the event of a bank failure. The Federal Deposit Insurance Corporation (FDIC) is required to “determine the total insured amount for each depositor…..as of the day of the failure” and return their money as quickly as possible. The agency is “modernizing its current business processes and procedures for determining deposit insurance coverage in the event of a failure of one of the largest insured depository institutions.”

The implication is clear. The FDIC has begun the “death watch” on the many banks which are currently drowning in their own red ink. The problem for the FDIC is that it has never supervised a bank failure which exceeded 175,000 accounts. So the impending financial tsunami is likely to be a crash-course in crisis management. Today some of the larger banks have more than 50 million depositors, which will make the FDIC’s job nearly impossible.

It’s worth noting that, due to a rule change by Congress in 1991, the FDIC is now required to use “the least costly transaction when dealing with a troubled bank. The FDIC won’t reimburse uninsured depositors if it means increasing the loss to the deposit insurance fund….As a result, uninsured depositors are protected only if a bank acquiring the failed bank will pay more for all of the deposits than it would for insured deposits only.” (MarketWatch)
That’s reassuring. And there’s more, too. FDIC Chairman Sheila Bair warned that “as of Sept. 30, there were 65 institutions with assets of $18.5 billion on its list of “problem” institutions;” although she wouldn’t give names.

So, what does it all mean?

It means that people who want to hold on to their life savings are going have to be extra vigilant as the situation continues to deteriorate.

Right now, many of the country’s largest investment banks are holding $500 billion in mortgage-backed securities and other structured investments that are steadily depreciating in value. As these assets wear-away the banks’ capital, the likelihood of default becomes greater. This week, Fitch Ratings announced that it will (probably) cut ratings on the 5 main bond insurers (Ambac, MBIA, FGIC, CIFG, SCA) “regardless of their capital levels”. This seemingly innocuous statement has roiled markets and put Wall Street in a panic. If the bond insurers lose their AAA rating (on an estimated $2.4 trillion of bonds) then the banks could lose another $70 billion in downgraded assets. That would increase their losses from the credit crunch — which began in August 2007 — to $200 billion with no end in sight. It would also impair their ability to issue loans to even credit worthy customers which will further dampen growth in the larger economy. Structured investments have been the banks’ “cash cow” for nearly a decade, but, suddenly, the trend has shifted into reverse. Revenue streams have dried up and capital is being destroyed at an accelerating pace. The $2 trillion market for collateralized debt obligations (CDOs) is virtually frozen leaving horrendous debts that will have to be written-down leaving the banks’ either deeply scarred or insolvent. It’s a mess.

There were some interesting developments in a case involving Merrill Lynch last week which sheds a bit of light on the true “market value” of these complex debt-pools called CDOs. The Massachusetts Secretary of State has charged Merrill with “fraud and misrepresentation” for selling them a CDO that was “highly risky and esoteric” and “unsuitable for the City of Springfield.” (Most cities are required by law to only purchase Triple A rated bonds) The city of Springfield bought the CDO less than a year ago for $13.9 million. It is presently valued at $1.2 million — more than a 90 per cent loss in less than a year.

Merrill has quietly settled out of court for the full amount and seems genuinely confused by the Massachusetts Secretary of State’s apparent anger. A Merrill spokesman said blandly, “We are puzzled by this suit. We have been cooperating with the Secretary of State Galvin’s office throughout this inquiry.”

Is it really that hard to understand why people don’t like getting ripped off?

This anecdote shows that these exotic mortgage-backed securities are real stinkers. They’re worthless. The market for structured debt-instruments has evaporated overnight leaving a massive hole in the banks’ balance sheets. The Fed’s multi-billion bailout plan; the “Temporary Auction Facility” (TAF) is a quick-fix, but not a permanent solution. The real problem is insolvency, not liquidity.
The smaller banks are dire straights, too. They’re bogged down with commercial and residential loans that are defaulting faster than any time since the Great Depression. The Comptroller of the Currency,John Dugan — who is presently investigating commercial real estate loans — discovered that commercial banks “wrote off $524 million in construction and development loans in the third quarter of 2007, almost nine times the amount of 2006”. The commercial real estate market is following residential real estate off a cliff.

Dugan found out that, “More than 60 per cent of Florida banks have commercial real estate loans worth more than 300 per cent of their capital, a level that automatically attracts more attention from examiners.” (Wall Street Journal) He said that his office was prepared to intervene if banks with large real estate exposure maintained unreasonably low reserves for bad loans. Dugan is forecasting a steep “increase in bank failures.”

“Dozens of U.S. banks will fail in the next two years as losses from soured loans mount and regulators crack down on lenders that take too much risk, especially in real estate and construction,” eport Reuters, quoting Gerard Cassidy, RBC Capital Markets analyst. Apart from the growing losses in commercial and residential real estate, the banks are carrying over $150 billion of “unsyndidated” debt connected to leveraged buyout deals (LBOs) which are presently stuck in the mud. Like CDOs, there’s no market for these sketchy transactions which require billions in cheap, easily available credit. They’ve just become another anvil dragging the banks under.
On January 31, Bloomberg News reported: “Losses from securities linked to subprime mortgages may exceed $265 billion as regional U.S. banks, credit unions and overseas financial institutions write down the value of their holdings.” Standard and Poor’s added that “it may cut or reduce ratings of $534 billion of subprime-mortgage securities and CDOs as default rates rise.” Another blow to the banks withering balance sheet

There’s an even bigger threat to the financial system than these huge losses at the banks. A default by one of the big bond insurers could trigger a meltdown in the credit-default swaps market, which could lead to the implosion of trillions of dollars in derivatives bets. The inability of the under-capitalized monolines (bond insurers) to “make good” on their coverage is likely to set the first domino in motion by increasing the number of downgrades on bond issues and intensifying the credit-paralysis which already is spreading throughout the system.

MSN Money’s financial analyst Jim Jubak summed it up like this:

“Actually, I’m worried not so much about the junk-bond market itself as the huge market for a derivative called a credit-default swap, or CDS, built on top of that junk-bond market. Credit-default swaps are a kind of insurance against default, arranged between two parties. One party, the seller, agrees to pay the face value of the policy in case of a default by a specific company. The buyer pays a premium, a fee, to the seller for that protection.

This has grown to be a huge market: The total value of all CDS contracts is something like $450 trillion… Some studies have put the real credit risk at just 6 per cent of the total, or about $27 trillion. That puts the CDS market at somewhere between two and six times the size of the U.S. economy.

All it will take in the CDS market is enough buyers and sellers deciding they can’t rely on this insurance anymore for junk-bond prices to tumble and for companies to find it very expensive or impossible to raise money in this market.” (Jim Jubak’s Journal; “The Next Banking Crisis is on the Way”, MSN Money)

Jubak really nails it here. In fact, this is what Wall Street is really worried about. $450 trillion in cyber-credit has been created through various off balance sheets operations which neither the Fed nor any other regulatory body can control. No one even knows how these abstruse, credit-inventions will perform in a falling market. But, so far, it doesn’t look good.

The enormity of the derivatives market ($450 trillion) is the result of Greenspan’s easy-credit monetary policies as well as the reconfiguring of the markets according to the “structured finance” model. The new model allows banks to run off-balance sheets operations that, in effect, create money out of thin air. Similarly, “synthetic” securitization, in the form of credit default swaps (CDS) has turned out to be another scam to avoid maintaining sufficient capital to cover a sudden rash of defaults. The bottom line is that the banks and non-bank institutions wanted to maximize their profits by keeping all their capital in play rather than maintaining the reserves they’d need in the event of a market downturn.
In a deregulated market, the Federal Reserve cannot control the creation of credit by non-bank institutions. As the massive derivatives bubble unwinds, it is likely to have real and disastrous effects on the underlying-productive economy. That’s why Jubak and many other market analysts are so concerned. The persistent rise in home foreclosures, means that the derivatives which were levered on the original assets (sometimes exceeding 25-times their value) will vanish down a black hole. As trillions of dollars in virtual-capital are extinguished by a click of the mouse; the prospects of a downward deflationary spiral become more likely.
As economist Nouriel Roubini said:

“One has to realize that there is now a rising probability of a ‘catastrophic’ financial and economic outcome, i.e. a vicious circle where a deep recession makes the financial losses more severe and where, in turn, large and growing financial losses and a financial meltdown make the recession even more severe. That is why the Fed has thrown caution to the wind and taken a very aggressive approach to risk management.” (Nouriel Roubini EconoMonitor)
“In the fourth quarter of 2007, new foreclosures averaged 2,939 a day, double the pace of a year earlier.” (RealtyTrac Inc.) The banks are presently cutting back on home equity loans which provided an additional $600 billion to homeowners last year for personal consumption. Bush’s $150 billion “stimulus package” will barely cover a quarter of the amount that is lost. As consumer spending slows and the banks become more constrained in their lending; businesses will face overproduction problems and will have to limit their expansion and lay off workers. This is the downside of “low interest” bubble-making; a painful descent into deflation.
Bernanke wants direct government action that will provide immediate stimulus. But that takes political consensus and there’s still debate about the gravity of the upcoming recession. The pace of the economic contraction is breathtaking. This week’s release of the Institute for Supply Management’s Non-Manufacturing Index (ISM) was a real shocker. It showed steep declines in all areas of the nation’s service sector—including banks, travel companies, contractors, retail stores etc—The Business Activity Index, the New Orders Index, the Employment Index, and the Supplier Delivery Index have all contracted at a “historic” pace. Everyone took a hit.
“The numbers are so terrible, it’s beyond belief,” said Scott Anderson, senior economist at Wells Fargo & Co.

The $2 trillion that has been wiped out from falling home prices, the slowdown in lending activity at the banks, the loss $600 billion in home equity loans, and the faltering stock market have all contributed to a noticeable change in the public’s attitudes towards spending. Traffic to the shopping malls has slowed to a crawl. Retail shops had their worst January on record. Homeowners are hoarding their earnings to cover basic expenses and to make up for their lack of personal savings. America’s consumer culture is in full-retreat. The slowdown is here.

When equity bubbles collapse; everybody pays. Demand for goods and services diminishes, unemployment soars, banks fold, and the economy stalls. That’s when governments have to step in and provide programs and resources that keep people working and sustain business activity. Otherwise there will be anarchy. Middle class people are ill-suited for life under a freeway overpass. They need a helping hand from government. Big government. Good-bye, Reagan. Hello, F.D.R.

The Bush stimulus plan is a drop in the bucket. It’ll take much, much more. And, we’re not holding our breath for a New Deal from George Walker Bush.

Mike Whitney lives in Washington state. He can be reached at: fergiewhitney@msn.com. Re-posted with permission from the author. This article was also posted at CounterCurrents.org

 



Letter Re: Questions on Freezing Canned Foods

Jim,
How cold can canned goods get? Near freezing, below freezing (say teens), way below freezing (negative numbers?)
I’m also interested to know this for canned butter and canned cheese.
Thanks! – Maxx

JWR Replies: Freezing generally will not harm the contents of most canned foods, but doing so will put the integrity of the can’s seal at risk. (And, once breached, it then opens up a whole raft of further potential problems, that range from mild (discoloration and oxidation) to severe (botulin poisoning).

Reactions to freezing depend on both the can’s construction and the contents of the can. If it is full, and the contents have high water content, then the can will likely split. Low water content items are less likely to split a can seam, but there is no real way to be sure. This is because even if the percentage of expansion for any given food product when frozen is known, there are additional variables such as air (or nitrogen) volume in the can–the space not filled by the food–and the amounts of excess moisture that can vary from batch to batch going through a cannery line. Sorry that there are no real “hard and fast rules”.

One thing is certain: Each transition between the unfrozen and frozen state adds additional stress to a can, so avoid multiple transitions through the freezing point!



Odds ‘n Sods:

Eric–one of our most prolific content contributors–sent us this: Fed Chairman Bernanke Says Nation’s Business Prospects Have Deteriorated. Methinks we can expect at least one more panic-driven interest rate cut in the US. That will surely mean a weaker US dollar and stronger precious metals prices. Meanwhile, Canada looks likely to tag along. Plan accordingly. If the USD Index drops below 72, watch out!

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SF in Hawaii flagged this web link to a Swiss company that has prototyped electric ATVs, scooters, and even ultralight aircraft.

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Reader Bill N. suggested a FAS web site document on designing buildings for EMP and TEMPEST protection.

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Cereal Stockpiles Continue to Fall. (A hat tip to RBS for finding that article.)





Note from JWR:

The SurvivalBlog Benefit Auction ends at midnight eastern time tonight. (Friday, February 15th). The high bid is now at $300. The auction is for a Brunton Solarport 4.4 watt photovoltaic panel (a $140 retail value), a Deluxe Outdoor Survival Tool Kit (a $70 retail value)–both kindly donated by Ready Made Resources–as well as seven other items: A copy of the latest edition of “The Encyclopedia of Country Living” by the late Carla Emery (a $32 retail value), an autographed copy of my novel “Patriots” (a $23 retail value), an autographed copy of my nonfiction book “Rawles on Retreats and Relocation” (a $25 retail value), a SurvivalBlog Key Logistics Tote Bag (a $17.50 retail value), and an autographed set of Michael Z. Williamson’s “Target: Terror” modern military fiction sniper trilogy, from Avon books: The Scope of Justice, Targets of Opportunity, and Confirmed Kill. Please e-mail us your bids, in $10 increments. ASAP.



Finding Your Dream Retreat: It is Time to Watch the Foreclosure Listings

I often get e-mails from readers, complaining that the retreat properties that they see listed are too expensive. Typically is something like: “I found a couple of good places, but they are beyond my reach.” Here is one possible solution: Buy on the other guy’s weakness. There are lots of foreclosures now on the market, and the foreclosure rate is expected to increase as the real estate bubble continues to deflate, and as the US economy slides into recession. (In my estimation, here is the equation for the next four years: Recession equals lay-offs, and layoffs equals missed house payments, and too many missed house payments equals foreclosures.)

One recent newspaper headline read: Metro Areas in Michigan, California, Nevada, Ohio Had Highest Foreclosure Rates in 2007. But not all of the foreclosures are in the big cities. Take a look at one of the foreclosure listing and alert services like Foreclosures.com or RealtyTrac.com. These services have a surprising number of listings in rural areas. With the residential real estate market now in a confirmed downward spiral, the time is getting ripe to watch for foreclosures. Down and down prices go. Bill Bonner of The Daily Reckoning recently mentioned: “In 2007, 17.5% of all the houses sold in Nevada were ones that had been foreclosed. The figure was 15% in Colorado and 11% in California. These foreclosed house sales are pushing prices down further.” Bonner continues, “As prices go down, more people are tempted to walk away from their mortgages and their homes. Bloomberg provides an estimate: by the end of
this year, 15 million U.S. households will be “upside down,” meaning, their houses will be worth less than the value of their mortgage loans. Almost half of the people who took out subprime loans over the last two years have no equity in their houses, says Bloomberg. And of the people who bought two years ago, 39% are already upside down.” Someone is going to benefit from all these tales of woe. (It certainly won’t be the banks. They’ll be lucky if they break even.) But someone is going to be buying some real bargains.

If you want to try finding a retreat property via a foreclosure sale or auction, keep in mind the following dos and don’ts:

1.) Do your homework. Study the markets in your planned retreat locales, in detail. Study the microclimates and soils. Ask a real estate agent in your target area to provide you with a print-out of the actual closing prices (often called a “realized price sheet” or just a “closings sheet”) for the county for the past year.

2.) Do pay attention to Multiple Listing Service (MLS) numbers. These numbers are typically assigned sequentially. The lower the number means the longer that a property has been on the market, and hence more likely you are to encounter a “motivated seller.” (In today’s depressed real estate market, you can now translate that as “desperate seller.”)

3.) Don’t get caught in the same trap as the previous owners. Don’t buy beyond your means. If you can’t make the payments, then you will lose the property, just like your predecessor. Don’t just assume that you can find a job when you move to the hinterboonies. (Maybe that is just what the previous owner thought!) I recommend building up a home-based business before you move. If at all possible, borrow any money needed within your family, rather than from a bank. Alternatively, pool funds with like-minded preppers, and break up a large parcel. (In my experience, joint ownership of retreats is problematic. Just split it up into contiguous parcels with title held by individual families. Yes, surveying and subdividing is expensive and time consuming, but at least there are no hard feelings in the long run. I ‘ve seen all sorts of grief, under other arrangements.)

4.) Don’t compromise on location. As I mentioned in my book “Rawles on Retreats and Relocation”, you should avoid both resort areas and channelized areas. Look for lightly populated dryland farming regions that are well-removed from major metropolitan areas, and that have good soil and plentiful water. (Even without buying my book, you can see a lot of my advice on retreat buying criteria and recommended locales at this web page.)

5.) Don’t rush into buying the first likely candidate property. Watch and wait for a property that is both in a good retreat locale, and is a bargain.

6.) Don’t hesitate to sell now, if you know for certain that you’ll be moving within three years. If you need to sell your current property to provide cash for the eventual purchase of a retreat, then consider that the urgent item on your agenda. Prices are falling and buyers are scarce, so price your property accordingly, to be sure that it will sell quickly. Rent for a while. (Perhaps even “rent back” your house from the new owners.) Let the new owners worry about its declining value. After you’ve liquidated, you’ll be sitting on cash in the midst of a declining market–a true “buyer’s market”. At that point you can afford to take your time, be choosy, and drive hard bargains.

7.) Don’t be afraid to put in a lowball offer. If a property is “bank owned”–I love that euphemism–then they might be willing to sell it at a loss, just to get it off their books.



Letter Re: Survival Lessons from the Book “The Long Walk”

Jim,
One of your blog readers suggested the book “The Long Walk”. Five minutes Googling around will satisfy you that “The Long Walk” is pure fiction masquerading as fact. I like a good yarn, but only when such stories are clearly labeled “fiction.” Nobody but the British author who made up this tall tale has ever met or interviewed or known anything about the supposed Polish prisoners who he claims walked across the Gobi Desert and the Himalayas with virtually no gear. There are many great true survival stories, but unfortunately this is not one of them. – Matt Bracken in North Florida,