Previous article discussed a model where dealers quote bid and ask prices that deviate from the fundamental value of the asset in order to offset the adverse selection costs that arise in the case of asymmetric information. We therefore assumed risk neutrality, so that dealers would be concerned only with adverse selection costs. In real markets, however, dealers also act as mandatory liquidity suppliers and are obliged to quote prices continuously. This means they will frequently hold undesired portfolio positions that do not lie on their efficient frontier. The costs that dealers must sustain for holding undesired positions – called ‘inventory costs’ – are another determinant of the bid–ask spread. In fact, through opposite changes in the bid–ask quotations, dealers can encourage transactions by their customers that will rebalance their portfolio. Clearly, in this context, it is crucial to assume that dealers are risk-averse, since only the riskaverse are concerned about the possible losses due to future adverse price changes.

Inventory models assign an important role to market-makers who offer the opportunity to trade at all times and therefore act as immediacy providers. The initial modelling approach (Garman, 1976) to the market-makers’ control problem assumes that their objective is to avoid bankruptcy (the ‘ruin problem’), which could be caused by the uncertainty induced by the arrival of non-synchronous buy and sell orders. As O’Hara (1995) suggests, this approach is not realistic since it assumes that a dealer quotes his prices only at the beginning of the trading game, so his inventory plays no role in the decision.

In many communities across the country there are local branches of the Service Corps of Retired Executives (SCORE). This organization is a completely free mentoring program that is made up of retired executives who succeeded in their careers and who are now willing to share their knowledge and expertise, absolutely free of charge, with those who are attempting to follow in their footsteps. Each SCORE office is as different as the individuals who make it up. You may find the exact person who can answer your questions, give you direction and save you from making costly mistakes. Utilize their generosity. To locate your nearest SCORE facility, go into a search engine such as Google, and type SCORE. This will bring up a number of links to guide you to your local office.

A way to estimate the actual value of a property is to use what is known as the “reproduction cost method.” That is, what would it cost to build that same building today? Here you pretend to buy a lot at today’s value and then build a “used” building that matches the existing building. For this reason alone, this is not an easy method. It requires a good knowledge of the market for raw land as well as an understanding of the costs of construction and depreciation.

Consequently, this method is often used solely by professional real estate appraisers. If you want to attempt it, the first thing to consider is the cost of the lot. Contact brokers and builders in your area. Find out what similar lots cost. In our example, the lots are about 5,200 square feet. After some diligent research on your part, let’s say that in your area,  and that size is worth $135,000.

Step two is to figure out what it would cost to build your building. Analyze the square footage and construction method of the property you want to buy. Let’s say that the cost to build a standard wood- frame and stucco building like the  one you want to buy is $85 per square foot, and the cost to build the garages is $30 per square foot.

Investors need to know their limits. In some ways, investing is like driving. Risks must be balanced with rewards. All drivers know that the faster you go, the sooner you get there, unless you run off the road or get ticketed or die in a car wreck. Speed must be balanced with safety. After years of driving, several tickets, and a few wrecks and near misses, most drivers know their limits. Some drivers are comfortable in the fast lane, yet slow down to the posted speed limit on exit ramps. Other drivers like the slow lane, but leave the motor running when filling up the tank. The raging driver is only happy on the road honking and flipping people off while the ultracautious never drive at night or on freeways. Ultimately, arriving faster is a secondary goal for most drivers.

Investments are touted for their high returns. Investors must balance return with anxiety and other emotions. High return often entails high anxiety, and low return usually means low anxiety. However, investing is complex. Some investments have high returns with complexity and low anxiety. Investors who can handle complexity will be happy. Other investors will be miserable. Some investments offer high returns with extensive effort. Some low-return investments entail an emotional roller coaster. Extreme speculation sometimes leads to gambling addiction. Some investors can handle a multitude of investments, and other investors are only comfortable with one asset class.

Before we get much farther in this book, I want to tattoo this concept on your brain. Not that I want you to spend every dime you have for the rest of your life saving for retirement, but you’ve got to do what you’ve got to do. Period.

I’m not going to show you step-by-step how to calculate the exact amount you should save each year, but I do want to give you a rule of thumb and show you how painful procrastination is.

My rule of thumb, based on a decade as a retirement planner, is that you’ll need to have 20 times your “unmet income need” for your first year of retirement in the bank on the day you retire. In other words, if you think you’ll need $50,000 per year for the rest of your life, and Social Security is going to give you $20,000, you’ll need $600,000 in the bank ($50,000 minus $20,000, multiplied by 20). This amount would provide you with a large enough nest egg to live off just the interest of your investments.

Not using up the investments themselves is crucial because none of us know how long we’re going to live.

While in general we have a lot of control over our assets, we have relatively little control over our liabilities. In many parts of the world, it is impossible to fix the interest rate on your mortgage for more than a handful of years. Where you can, make sure you fix the interest rate!

One of the huge advantages of the real estate market in the United States relative to many other countries is that it is possible to obtain mortgages—even 30-year mortgages—where the interest rate is fixed. I am astounded at the number of investors who choose not to fix the rate. For the sake of perhaps a 0.5 percent lower initial interest rate, they are willing to risk interest rates going through the roof in the future. It is a folly not only committed by legions of otherwise sane investors, but also aided and abetted by armies of mortgage brokers who no doubt get a better commission on loans that turn out to be more lucrative for the banks.

Furthermore, you should avoid any requirement for a personal guarantee on any real estate loans. The reasons are twofold.

First, a real estate investment should stand up on its own two feet. The risk of having a personal guarantee is that it may be called up, and you would be forced to pay off principal on a loan taken out by an entity with limited liability. Signing a personal guarantee, of course, breaks this liability fire wall.

The second reason why you should avoid any personal guarantees is that when you apply for future loans, banks will often ask for a list of your contingent liabilities—these are liabilities that may end up on your shoulders. The more items in this list, the more reluctant a bank will be to lend you any money.