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Do you own 25 or 30 notes and are considering ramping up? Building a portfolio that can take a loss? How many notes does it take? What should be their characteristics? What are the returns I really should be making? What should be my 1, 3, 5 year plan? Are you wondering who the key hires should be to better operate your portfolio? This closed-door discussion will detail how a small owner can act or be big in their operations and returns.
• What have you been buying/selling?
• Are notes a relative value play? How does the relative value compare to other mortgage- or asset-backed investments?
• When you buy a large pool what do you look to keep/sell?
• How do you value NPLs?
• Funding and acquisition sources
• Experiences of buying from the government and GSEs
• Servicing strategy
• How should smaller players approach you for sales/capital?
• Do you look to foreclose then rent?
• 2nds and HELOCs: What are the opportunities?
• What are your target returns?
• What factors are important to evaluate during initial due diligence when planning an exit strategy?
• Portfolio acquisitions… Flipping some loans; Holding others- What are the complexities that keep coming up? What is overblown?
• Special considerations for partials and seconds
• Comparing Neighborhoods; Rural vs. urban settings
• What are potential upfront cost saving ideas you may implement when examining the life cycle of the asset?
• Tech/financial modeling assistance in disposition decision making
• Servicing considerations
• Pre- and Post-foreclosure options… Expediting the liquidation of portfolios:
• Time and cost to foreclose… 2016 Update for Judicial vs. non-judicial states
• Rental to sale, fix and flip, or just flip (as is)… When to do what? What is the Impact of rehab and capital needed? • What might make you change your disposal strategy?
• Modify into performing vs. foreclose and other take back methods vs. gain possession through deed-in lieu then liquidate
• Seeking owners to flip property vs. lease to own/contract for deed
• Loan-by-loan vs. bulk exit; Institutional vs. retail buyers
Samuel Tucci IV
• Coming up with your risk criteria and tolerance
• Credit scores, payment regularity and beyond
• Role of current neighborhood rent
• Dealing with the unknown
• Assessing HAMP/HARP loan risks
• Yield vs. risk
• Laying off the risk through partials and collateral assignments
• Note geography & tenant income sources
• Risk of seconds vs. firsts
• Land vs. home collateral
• Spread the risk… Note asset allocation
• Equity rich vs. underwater note
• How are servicers measuring default risk?
• Non- vs. Re- vs. Semi performing
• Balloon payment risk
• Special considerations for non-institutional products
• Asset Manager/servicer relationship best practices
• Servicing allocation, how many servicers do you use and why
• Servicing joint ventures and partnerships
• Component servicing and platform unbundling
• Pricing short- vs. long-term dispositions
• Collateral considerations… Class “A” vs. “C”
• Effect of servicing requirements, CFPB and FHFA compliance on planning and disposition
• Modification Payment structures
• Curative and Lien Negotiation before Foreclosure, DIL and Short Sale
• Servicing transfers
• How handles loss mitigation?
• Servicer/Note buyer purchase collaborations
• What types of loans are suitable/not suitable for securitization?
• How much “dirty” pool assets can you put in a securitization?
• Current spreads and what impacts them
• What does the bond investor look for?
• Rating agency hot buttons
• Historical/expected performance in different rate/economic scenarios
• New treasury regulations
• Credit risk management
• Trustee allocation of proceeds
• What is the minimum size pool that makes sense to securitize?
• Comparing vs. other financing methods
• Default initiation time frame and procedure
• Mandated modification-how effective?
• Using technology to assist the process
• How do you employ your servicer?
• How do you come up with a debt forgiveness number? Monthly payment and loan length?
• Your latest success story
• What is a fair reinstatement fee?
• Dealing with bankruptcy filings
• Landlord workouts and associated complexities
• Issues surrounding immigrants non-performers
• Getting the owner outside financing
• What to watch out for on the new regulation side
• The end of MHA(Making Home Affordable) program-Are there any other options?
• Do you look to sell performing or non-performing?
• How much do you sell in a typical year? How do you determine what to sell?
• Year end- Are you more likely to look to trade?
• Re-trades and re-pricing
• Favored disposal method
• Do you provide seller financing or participations?
• From the regulators…
• If all or some of Dodd-Frank is reversed do you think your institution will be more likely to hold loans?
• What is your biggest compliance concern?
• Lender laws for seller finance
• Impact of Dodd-Frank deregulation
• State-level concerns including licensing
• CFPB, FHFA & RESPA, TILA & Reg Z collection, modification and servicing laws to be concerned about and their impact on everything you do
• Forced-place insurance
• Escrow account complexities
• The nightmare that servicing transfers can become
• Loss mitigation beyond HAMP
• Developing new servicer compensation structures
• What do you like about government notes?
• Buying from the buyers
• Chasing tight yields
• Role of securitization
• Small player strategies
• Judicial states… Do you like the locations of the latest pools?
• Evaluating the quality of HUD assets
• Working with servicers
• How do to make sure the paper is clean?
• Single note vs. bulk collateral evaluation
• Escrow: When do you use?
• Title review
• Lien priority & assignment issues
• The data & analytics supporting your decision
• Credit… Evaluating an improving vs. declining borrower
• Due diligence for non-institutional products
• Looking at foreclosure timelines, state & value
• The driveby
Samuel Tucci IV
• Comparing institutional vs. family equity
• What kind investors do you have in your pool of investors? What are their risk/return expectations?
• Structures and waterfalls
• Equity vs. leverage in a rising rate environment
• When does equity become too much equity?
• Fees, fees, fees
• Defining how each partner will operate
• Using personal property trusts with co-beneficiary agreements
• Getting into/out of notes
• Debt vs. equity: How are you financing your portfolio?
• Changes as you got bigger
• Converting into a performing rental/ lease-to-own portfolio
• Changing your exit-Selling to institutions vs. retail
• Is it a good time to go into hard money lending? Dust off the broker’s license?
• Working with not-for-profits
• Selling partials and joint ventures|
• Changes in the way you service your loans
• Yields, performance and pricing
• What is attractive about contracts for deeds?
• Secured vs. unsecured
• Why are you looking to increase your holdings of non-performing vs. performing
• Have you seen any good deals on seconds lately? Comparing vs. firsts
• Are owner financed structures preferred? Why?
• How far below fair market value are you looking?
• Lower vs. higher priced homes
• Partials-Structuring/Selling today
• Changing exit strategies
• Shorter vs. longer duration paper
• Interest rate are rising…
• What makes you change market preferences?
• Performing or NPL
• Rural areas and resales
• Non-traditional sources of inventory
• Buy then foreclose vs. seller foreclose then buy
Michael Soliz Jr
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Euromoney Institutional Investor PLC (“Euromoney”, “we”, “us” or “our”) is an international business-information group covering asset management, price discovery, data and market intelligence, and banking and finance. The group also runs an extensive portfolio of events for the telecoms, financial and commodities markets.
For a full list of our brands and group companies, please click on this link. Euromoney and its group companies are committed to respecting the privacy of every person who visits, registers with or subscribes to our websites, publications, events and other products or services.
Euromoney is the primary data controller of personal data collected through this website or that we may collect in different ways as described in this Privacy Notice. If you are contacted by our other group companies, they will also be controllers of your personal data. This means that they are responsible for how your personal data is used, just as we are. You may contact any of these companies directly, or you can contact Euromoney by emailing email@example.com or writing to the Data Protection Officer at Euromoney Institutional Investor PLC, 8 Bouverie Street, London EC4Y 8AX, United Kingdom.
This Privacy Notice was updated on 23 May 2018
This Privacy Notice outlines the information we may collect about you in relation to your use of our products and services (“personal data”). It also explains the legal rights that you have in relation to your data and how you may exercise these rights.
Some of our group companies may collect and use personal data for different purposes; those companies have their own websites and privacy notices.
We will process your data for the following lawful purposes: with your consent; to fulfil our obligations to you; and where there is a legitimate interest to do so.
When possible, we rely on your consent to use your data for the purposes described in this Privacy Notice. We also process personal data to fulfil our contractual obligations to you, for example, when you register for any of our services, subscribe to a publication, sign-up for an event or purchase a product from us, we will need to process some of your personal data. This will also include details of the person/people responsible for payment (if different).
We may determine that processing your personal data serves both of our legitimate interests. This is the case in relation to many of our research, customer survey, sales, marketing and advertising activities described in this Privacy Notice. These activities allow us to better understand your requirements, which in turn enables us to provide you with a better service. We review the bases for our processing decisions carefully and you can object to these activities at any time (see the “Your Rights” section of this Privacy Notice).
Our primary goal in collecting personal data from you is to give you a relevant customised experience of our products and services.
Registration, Free Trials & Subscriptions
When you register with our website and/or sign up for a free trial of our products or services, we may ask you to provide your name, address, email address and telephone number, and details relevant to your occupation or employer.
If you subscribe to one of our products or services, we will also ask for payment details. Credit/debit card payments are processed using a third party supplier and we do not retain the credit card data (see the Third Party Sites of this Privacy Notice). Address details may be shared with third party service providers engaged by us for order fulfilment, delivery and payment collection. This personal data is used by us to complete subscription requests.
Events & Conferences
If you have registered for an event through a group website we may collect personal data including: name, job title, company, address, telephone number and email.
This information is necessary so that we can complete your registration for the event and provide you with relevant event materials.
We may also provide delegate details (e.g. name, email) to event sponsors who, subject to your consent, may contact you for their own advertising and marketing purposes.
Advertising & Marketing
We use the personal data you provide us and which we collect from you to inform you about similar products and services which we provide. We may send you marketing communications that are sponsored by our partners and which are targeted to your interests based on information you have provided us such as job title, employer and/or industry. If you have consented to receive information from other Euromoney group companies, we may share your personal data with these companies so that they can fulfil your request to receive marketing materials in accordance with your preferences. We will not share your personal data with any third parties for their own marketing purposes unless you have provided your consent.
Each of the Euromoney group companies that may contact you is a data controller in relation to the personal data that you have agreed to share with them. If you have any questions or concerns, you may contact the individual company, or us – using the contact details set out in the “Who We Are” section.
You can opt out from receiving such materials at any time.
The personal data we may use for advertising and marketing purposes includes your name, email address, job title, phone number, company name/employer, geo location, postal address and data collected using cookies and other similar technology (Please read our separate Cookies Policy to find out more about which cookies we use, how they work and how you can control your cookie options).
Marketing materials are sent electronically, by post and we may occasionally call you.
Online Targeted Advertising
We use targeted advertising on our websites to display advertisements that are relevant to what we believe are your interests. In order to deliver relevant advertisements, we use third parties to deliver cookies that collect information about your IP address and how you interact with our sites (e.g. browsing information, which articles you have read etc.). This data is used by the third parties to determine which advertisements may be of interest to you.
We may also share your personal data with third parties to deliver targeted advertising to you on other websites (e.g. Twitter Tailored Audiences or Facebook Custom Audiences). This could include your email address, cookie data, and information obtained from third parties. Third party cookies may also be used to enable us to target advertisements to you on other websites that you visit.
Lead Generation and Scoring
We occasionally use the services of trusted third parties in order to ensure that the personal data we use for advertising and marketing purposes is accurate and up-to-date. To do this, we transfer personal data of individual leads (such as name, email, job title, location and phone number) to these third parties who conduct research to verify the data – primarily against public information.
We also use algorithmic software technology to help us improve the quality and relevance of marketing activities. The personal data analysed by the software includes email address, phone number, job title, address, purchase history and account information. This allows us to provide meaningful offers that are relevant to your specific profile.
Surveys, Market Research & Customer Feedback
We want to understand the needs of our readers and customers. We may therefore use the information you provide us – including your name and contact details – to contact you to request your feedback, or to participate in our customer and market research.
Public forums, message boards and blogs
Some of the pages on our group websites may include message boards, blogs or other facilities for generating content from users. Any information that is disclosed in these areas becomes public information and you should always be careful when deciding to post any personal data. User generated content is also subject to our site Terms & Conditions.
Business or Asset Sale
If we sell a business or assets we may need to disclose your personal data to the prospective buyer of such business or assets.
If Euromoney, or any of our group companies is sold or sells our assets or is acquired by a third party, then personal data about our customers will be acquired by that third party. A transfer of your personal data in these circumstances would be necessary so that the services you have contracted for can still be delivered, or so that you can continue to enjoy the benefits of our free products and services. You will receive notice if a new controller assumes responsibility for your personal data.
Additional Third Party Disclosures
We may disclose your personal data to other third parties in the following situations:
- To third party partners who help us by providing services such as technology, marketing, advisory or other services. These third parties only receive encrypted data and may only process personal data to provide those services to us.
- Where we are required by law or regulation to do so. In each case we will seek, where practicable, to minimise the amount of data that is disclosed.
- If required to protect the rights and interests of other users and/or Euromoney and its affiliates (including our employees, agents and contractors), or as otherwise set out in our Terms & Conditions. This may include exchanging information with other companies and organisations for the purposes of fraud protection.
We may include small pixel tags (small image files) within the emails we send you in order to determine whether our emails are opened and/or whether the hyperlinks inside our emails are clicked through. We may also collect browser, location and the device used to engage with our email communications. This information allows us to better understand whether we are meeting our users’ needs and how we can improve our communications. No other information is collected. You can opt out of receiving our direct marketing emails either by following the instructions in each email, or by contacting us (see the “Who We Are” section of this Privacy Notice).
Some of the Euromoney group companies are based outside the European Economic Area (EEA). If you have consented to being contacted by our group companies, then the transfer of your personal data will be made according to the terms of an international data sharing agreement that contains obligations approved by European data protection regulators. Any of our group companies that receive your personal data will be co-controllers of that data, which means they may determine how they process your personal data – although they may only use it for the purposes for which it was shared, unless you are informed of new or additional processing activities.
We may also transfer personal data to third party service providers as described in this Privacy Notice which are located outside the EEA. Where we conduct these transfers, we take all steps necessary to ensure that your data is treated securely and in accordance with applicable privacy legislation, either by only sending your personal data to jurisdictions that provide an adequate degree of legal protection for your data or by imposing approved contractual terms on these third parties.
We have a data retention policy that ensures we don’t use or store your personal data for longer than necessary. We consider the following issues to determine retention periods:
- Guidance from the UK Information Commissioner or other regulatory agency, or industry best practice recommendations;
- The business rationale for collection and expiry of the purpose for which personal data was collected;
- Our ongoing ability to ensure the accuracy of the data; and
- Legal and regulatory requirements.
We may occasionally need to keep personal data for either shorter or longer periods than specified in our retention policy. In such circumstances, application of the retention period to the data will be temporarily suspended. The suspension of an applicable retention period will be carried out in a manner that respects the rights and interests of all persons concerned.
You can use our Preference Centre to select the topics that are of interest to you so that we can send you publications and information about our products and services that are especially relevant to you. You can also choose the channels we use to contact you (email, phone, post, etc.) and can also opt-out of receiving marketing communications.
You have certain rights in relation to your personal data which include the following:
Access & Portability
You may request access to any personal data of yours for which Euromoney is responsible as controller. Unless there are legal or regulatory reasons for not doing so, we will confirm whether we process any of your personal data and if we do, we will provide you with the following information: the purposes of the processing, the categories of personal data, any recipients of your personal data, the applicable retention period and the data source. Copies of your personal data will be made available to you in a structured, machine-readable format.
You may also request that we transfer the personal data that you have submitted to us, to another controller, where it is technically feasible for us to do so.
If you have consented to our processing of your personal data, or if we are processing your personal data in order to fulfil our contractual obligations to you, then you can submit a request that we transfer your personal data to another data controller.
Rectification, Restriction, Objection
You have the right to request that Euromoney rectify any errors in the personal data that we process. In some circumstances, you may also be able to ask for the erasure of personal data, and/or request that the processing of your personal data be restricted. You may also object to the processing of your personal data for sales or marketing purposes.
How to Exercise Your Rights
To exercise any of these rights, please contact us by post or email at the following addresses:
Euromoney Institutional Investor PLC
8 Bouverie Street
London, EC4Y 8AX
Web form: Complete Subject Data Request Form
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Euromoney will do our best to respond to any questions and address any of your concerns. You are also able to register any complaints regarding the processing of your personal data directly with the UK Information Commissioner.
Euromoney is committed to keeping your personal data secure and we will take appropriate technical and organisational measures to protect your personal data from loss, unauthorised use, disclosure or destruction. Although we do our best to protect your personal data, we cannot guarantee that any transmission of data is without risk. We have therefore implemented information security policies and rules, staff training on information security, and technical measures to ensure the integrity of data that we have under our control.
All our employees, contractors and data processors (i.e. those third parties that process personal data on our behalf) are required to keep such data confidential and not to use it for any purpose other than the performance of services we have requested.
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