Greedy Landlords?

I hate to admit it but 50 years ago this week I was introduced to economics by reading a little book by Henry Hazlitt entitled ECONOMICS IN ONE LESSON.  It set me back 75 cents! The paperback changed my life as I shifted from being a history major to an Economics major and I have never looked back. While Hazlitt, a journalist who is widely respected in libertarian and conservative circles was prolific (he lived to be 98), his little book had a different message. Simply put, the one lesson was that most people think only of the immediate effect of government policy actions in the economy and few, especially politicians, think of how their actions effect the long term. The erudite Thomas Sowell of Amherst and Stanford fame, expanded on the argument in a brilliant but much heavier book entitled APPLIED ECONOMICS. I recommend both highly.

Okay, what does that have to do with our title of greedy landlords? A lot. Our friends in the media continue to do slice of life stories about people suffering horrible economic conditions due to the pandemic. Some are heart wrenching and the stories need to remain front and center to the national dialogue during an election year. To their great credit only CNBC, our leading business cable channel, has effectively expressed how small time real estate operators better known as landlords are also in a terrible bind.

When one hears the term landlord most people conjure up the presence of an older person who is very affluent or wealthy with dozens or hundreds of rental homes or apartments. While they exist and most are fair sized corporations, several million landlords are basically what I would describe as bootstrap entrepreneurs. They may live in a duplex and rent out the upstairs to a tenant who helps them pay for their home. Or, they may have a small apartment building with six to 10 rental units. Almost all are leveraged unless they have held the properties for 15-20 years. So, what is happening to these greedy millionaires? Many are in a spot not dissimilar to many of their tenants. If you have a 10 unit apartment building, you easily may have a million dollar mortgage on it depending on its location.
If your tenants, who have been legally excused from paying rent for a few months, do not pay as many are out of work, you still owe the bank the mortgage payment.

A small player in central California who has read MR for years put it to me this way: “Don, for the moment, I am really lucky. I have 10 tenants. Two are in small bungalows and eight are in my apartment building. Only two have not paid rent the last two months. One honest young woman came to my office and paid her May rent saying that with her $600 weekly bonus in federal unemployment pay, she is more flush than when she is working. She could have not paid for a while but has earned my everlasting respect. Many times, I have vacancies and repainted or repair a place after a tenant leaves so missing two payments for a few months will not kill me. Yet, I still to have pay my real estate taxes at the end of June and, so far, our county has not offered any delay in payment. I have been doing this for 30 years so I know dozens of small real estate players across the state. I even mentor some of the young ones. They are really in a bind. One wonderful 35 year old immigrant has eight properties. All of her tenants have lost their jobs and no one is paying her. She does not have the kind of relationship that I have with my community bank and is getting hassled. She is a complete wreck even though she is the hardest working and most resourceful person that I have ever met.”

There is another shoe to drop as time goes on. Let us say the country opens up and many of these tenants get their old jobs back. Remember, a few years back when the Federal Reserve published the now famous report that more than 40% of American households could not readily pay for a $400 auto repair bill or an emergency room visit? The Fed was telling us that a huge minority of Americans were living on the edge. They were a paycheck or two from being close to homeless. So, assume many of the renters get their jobs back after a four month hiatus from paying rent. They still owe the rent and the landlords still owe the bank for their mortgages and the counties for their real estate taxes. If people were fighting to pay their rent PRIOR to the pandemic, how will they be able to come up with the money to pay the back rent. Most landlords will stretch out the payments to be sure but if you were living hand to mouth before the crisis, can you afford an extra $150-200 per month in rent once work resumes. Am I exaggerating? Well, Fed chair Jay Powell rattled markets a few weeks ago when he stated that 40% of persons earning less than $40,000 per year were currently unemployed. A few will take their extra unemployment compensation and $1200 recovery checks and be very disciplined about using it. Many, not used to such a cash infusion, will likely not plan properly for a “return to normalcy.”

So, I did not post this to defend landlords. I am not one and have never been one. My point is that the media, with few exceptions, have done a poor job to date, of really examining the ripple effect that the pandemic is having on many people whom you may think are sitting pretty.

If you would like to contact Don Cole directly, you may reach him at doncolemedia@gmail.com