The gross misallocation of capital

Transparent Background

Whether you participate in it or not, you cannot help but be aware of Australia’s real estate market, as there is always a lot of news about what happens in this market.

You might even think that all the most recent activity in real estate is a good thing. It’s building more homes for people and it’s employing people. That’s all good right?

The answer is a little bit more complex than that. Yes, a great deal of people is employed in the construction and real estate industry. This is encouraged by governments at all levels because firstly it generates income for them and it also gives the impression of economic activity. Local Councils receive income from increased rates and development fees. State governments receive stamp duties from property transfers. Federal governments can count construction as GDP activity and point to the number of people currently employed by the construction sector.

Capital 2

But, what exactly is real estate and property? At its most basic level, it is shelter, one of our fundamental needs. It’s up there with nutrition and hydration. On Maslow’s hierarchy of needs, safety (security) rates just under physiological (food, water) in order of importance.

Maslow

Yet in Australia, it has become an asset class that relies on constant increases. Once upon a time, people held real estate for yield. Now they hold it for capital gain. And this has had a disastrous effect on households and our entire economy, particularly on our private debt levels.

People have bought into property in the expectation that property will always rise. This is not actually the case (see previous post). Constantly rising property prices are only a feature of the past 50 or so years, it’s not something that has happened consistently in the past. Not before credit and debt became the predominant measure of an economy’s growth anyway. This has benefitted property and associated industries greatly but at the expense of other more productive businesses.

To fully understand why all this investment in Australian property is not necessarily a good thing, it is first important to understand how a traditional business works.

A traditional business usually creates a good or service at a particular price, and then it sells it at a higher price that will hopefully include enough income to cover the cost of the original product or service, the associated expenses in creating this product or service, and profit. The whole business model implies trade, which has existed for many thousands of years.

If the business does not consistently generate a profit, it will eventually go out of business and cease to exist. Our federal governments rely on businesses making a profit as their revenues are reliant on taxes charged on this profit.

A very important component of a traditional business, from the largest multinationals to the smallest micro business, is that it also employs people in the foreseeable future as the business continues to create the product or service to sell to repeat or new customers. If it’s a good product, it potentially has the whole world as its market.

Now look at property and housing construction. A number of people are employed at the start of the housing construction, from architects to builders and all the services required to construct the dwelling. However, once the house is complete, there is no more ongoing employment on a regular basis.

If the dwelling is for investment, at best it may provide ongoing employment for a property manager. Yes, it will have the occasional need for a tradesperson, but not enough to keep them gainfully employed indefinitely. And of course a whole group of people won’t be employed at all if the investment property in question is an existing house rather than a new one requiring construction.

What’s important to realise is that property is a non-productive consumption item at the end of the day.

At this point in time, there are trillions of dollars tied up in Australian real estate. That is a lot of money to be tied up in what is essentially a consumption item that provides shelter, a basic human requirement, but does not provide ongoing jobs or employ people gainfully. You cannot keep on constructing buildings ad infinitum.

Granted, given our love affair with property, a number of complementary businesses have sprung up to provide various services, including real estate agents, property managers, buyer’s agents, investment and financial advisers, property commentators, educators and organisations that do nothing but provide property statistics, to name but a few. Yes, a whole industry has grown reliant on the property markets, particularly for investors.

There are also myriad property spruikers touting different ways of investing in property from property options, no money down deals, instalment contracts (rent to buy) to buying for development, all to try and get ever more productive dollars into this unproductive asset class.

Middleman 1

However many of these businesses do not even add value to the basic product of property. They’re just another unneeded layer adding their percentage to the final price.

And with lowering interest rates, more people are being encouraged to put yet more borrowed funds into housing (as well of course, into other consumption items).

There’s an implacable belief by Australians that property doubles every seven to 10 years. It doesn’t.

This is coupled with the second belief that property always goes up. And once again, no it doesn’t.

Compounding the problem further, interest rates are being kept artificially low, ostensibly to stimulate demand and investment, but in reality causing ever more resources to pour into housing.

And to top it all off, there are the extraordinarily generous tax breaks given as a reward to people who make a loss on their investment. The most generous in the world in fact, by allowing the losses made on investment properties to be offset against ALL income, rather than just the income received from property. A tax break unavailable to other businesses.

I’m sorry, but isn’t the whole idea of investing to make money? Call it speculation or gambling, hoping that capital gain will put your investment in the black, but don’t call it investing. I call it the BHP strategy – buy property, hold it and pray that the prices will go up.

Of course, capital gain isn’t capital gain until it’s locked in, that is, the asset is sold and the value realised. After all, what goes up can also go down, but that’s a story for another post.

Are you starting to understand the case of gross misallocation of capital into a very unproductive area?

CapitalInstead these funds could be put to good use in real businesses creating real products and real wealth by providing a continuous stream of goods and services and continually employing people.

At the end of the day, real wealth can only be produced by real business creating a good or service. If too much wealth is created simply by virtue of capital gain, without any real labour or transformation of raw materials into a finished product, the economy is impacted and real wealth starts to disappear as wage growth slows. This benefits nobody but the owners of the property, at the expense of the real producers.

Eventually the economy stagnates as real productivity falls along with the aforementioned lack of wage growth and our standard of living drops.

We’re not going to create wealth if all we do is sell property to each other. That would indeed be a gross misallocation of capital of the highest order.

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No Interest – Our record low interest rates

Transparent Background

Interest rate 6

Most eyes and attention were on the federal treasurer on 3rd May as the budget was brought down. But being the first Tuesday of the month, the Board of the Reserve Bank of Australia also met. After many months of leaving official interest rates steady, they made the decision to cut them this month. What does that mean for you?

The majority of people don’t worry about interest rates other than how it impacts on them. Many people don’t really give much thought to the rise and fall of interest rates and the reasons behind them.

But the world’s central bankers usually only cut interest rates when they think their economies need a boost. In other words, when a country’s economy is tanking, a central bank may cut interest rates to try and stimulate demand.

The thinking behind this is that if credit is cheaper, people might be more inclined to borrow. Preferably, they’d like them to borrow a larger amount than they might otherwise have borrowed if interest rates were higher. Our economies are not growing if debt is not increasing.

But because lower interest rates are associated with lower economic growth, this also has the effect of lowering confidence in the markets and the economy, even if it is at a subconscious level. It is worth remembering that we are now well below the so called “emergency” interest rate level we were at during the GFC. This means that lowering rates is likely to have the opposite effect than was intended by the Reserve Bank. All that negative interest rates do is confirm that our economies are in grave trouble and reduce overall confidence in our economies.

In addition lower interest rates are not good news for those who save or people who rely on income from cash deposits, whose incomes have just dropped yet again. Ironically, while low interest rates benefit those who already have mortgages and other loans, it hurts those who are actually saving for a home or other big ticket item, thus keeping them from borrowing sooner than they might with higher interest rates. It also means that people who rely on interest for income have less to spend, thus contributing less into the economy.

There is also the law of diminishing returns, in that each subsequent interest rate cut has less effect and the impact of the cut has a shorter actual duration. So any possible benefits this cut might have had will last a shorter time and be less effective than the last round of rate cuts, until they lose all effectiveness.

Einstein

It brings to mind Einstein’s definition of insanity. Doing the same thing over and over and expecting a different result. This cut will not be any different. If the last dozen or so cuts that we have had have not had the required result of stimulating the economy, why will this one be any different?

Japan, Sweden and Switzerland currently have a negative interest rate policy (NIRP) and countries like Europe and until recently, the US have zero interest rate policies, based on this very assumption that it will stimulate the economy and increase demand.

Interest rate 5

It’s not working. For example, in Japan, more people are saving and hoarding cash the lower interest rates go, especially when they go into negative territory. If these zero or negative interest rate policies were effective at all, these countries would have booming economies. They don’t.

The world is already awash with debt. Trying to solve a debt problem with more debt by lowering interest rates will not work, particularly when a lot of that debt is tied up in non-productive assets that do nothing to make a real contribution to the economy.

World debt

Given the sluggish nature of global economies and the uncertainty of our own, now might not be the time to be getting further into debt, as attractive as the low interest rates might be.

Here are some things to consider in a low interest rate environment:

  • Pay off debts: Instead of racking up more debt, use the low interest to pay off debts instead.
  • Look for better rates for debts: Use the low interest rate as an opportunity to negotiate a lower rate on the debts you do have. Home loans are a good place to start, but also look at other loans and credit cards. Maybe consolidating them all into one low interest rate loan can help.
  • Start saving or boost existing savings: If you have low or no debt, think about channeling more money into savings. This can then be directed into investments.
  • Search for yield: Lower interest rates mean it can be a struggle to obtain a reasonable interest rate on your savings, but there are tools available to help you find those higher interest bearing accounts. Websites such as Canstar, Finder and others, for example, can help you search for and compare various bank accounts for higher interest rates. Be aware though that these websites may not list all banks or accounts available and always read the terms and conditions. These sites can also be useful for finding low interest rates for loans as well.
  • Take advantage of low interest rates if necessary: Conversely, while it might not actually be the best time to take on more debt, if your car or a big ticket item is long overdue for replacement, there might be no better time to use low interest to your advantage. However, try to make extra payments to pay this off as soon as possible, rather than just make the minimum repayments.

Lower interest rates might make it tempting to borrow more money than you normally would, or get further into debt, but warned this may be a trap. It can be easy to become overextended should interest rates rise.

It is unlikely that official interest rates will rise soon, but that doesn’t mean that the banks won’t raise interest rates outside of the official interest rate. Banks obtain a percentage of their loan funds from overseas and are reliant on Australia maintaining its AAA credit rating and confidence in Australia’s economy. Banks are also reliant on depositor’s money to provide the balance of their loan funds. They are unlikely to attract too many depositors if interest rates are too low.

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But most importantly, think about why interest rates are being lowered by the RBA. It’s a sign the economy might not be doing as well as many people suppose. Some businesses might not be financially sound due to slower economic conditions and the threat of closure is ever present. If your job is your only source of income, how well could you pay back your loans if you lost your job?

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The New Normal

Transparent BackgroundFalling interest rates

On Tuesday 2nd February 2016, the RBA once again left official interest rates on hold. This brought forth the usual chorus on how the economy is stalling or not growing sufficiently and further cuts are required to get it moving and the government and the RBA need to “do something”. The RBA has made it clear that they will take rates lower if they think it necessary.

Hmmm, what’s Einstein’s definition of insanity? Doing the same thing over and over and expecting a different result. Right, so the last dozen plus interest rates haven’t worked at stimulating the economy, so gee, let’s punish the savers a bit more, reward the speculators and gamblers a bit more and CUT INTEREST RATES AGAIN! Maybe it will work THIS time.

Because it’s worked SO well in other countries. Look at Japan, Europe, Switzerland and Sweden with their NIRPs (negative interest rate policies). Look at the rest of the world with their ZIRPs (zero interest rate policies). Their economies are absolutely BOOMING. Oh wait, they’re not…

Even the recent US official interest rate rise of one quarter of one percent by the Federal Reserve Bank is unlikely to be followed by any others in the near future, and could possibly even be wound back. US debt levels, both private and public, are at record levels and because interest rates have been held too low for too long and the market is most likely unable to sustain any further rises.

And let’s not forget the law of diminishing returns, where each subsequent rate cut has a shorter effectiveness duration and smaller impact than the previous one. Let’s also not forget that the current official interest rate is lower than the emergency rate set during the GFC! So does that mean that the economy is now worse than it was during the GFC?

The reasons that the housing Ponzi scheme continues in Australia is partly because of artificially low interest rates (which in a low inflation environment means that real capital gains over the long term are unlikely to eventuate, but that’s another story), partly because our local and state governments are happy to keep the bubble going for as long as possible, but also because savers are getting so hammered by diminishing returns on their savings that they desperately need to find something else that will give them a return or yield that they are no longer getting in cash.

Unfortunately with no currency in the world any longer backed by gold, global economies can only grow if debt is increasing. So central (planners) bankers are keeping interest rates artificially low in order to encourage people to spend, spend, spend ever more, preferably getting into more and more debt in order to do so.

Reducing wages 5But because real wages are not rising or are stagnating, people aren’t increasing their spending.

It’s one of the reasons China is in so much trouble. China makes “things” that the rest of the world consumes. People aren’t buying so much of these “things” any more. It’s why, for example, the Baltic Dry Shipping Index is down at record lows. China invested huge amounts of (borrowed) money ramping up capacity on their factories. This incidentally greatly benefitted Australia during the GFC with our mining and commodity price boom and went a long way to helping us avoid the downturn that the rest of the world experienced. These factories are now actually operating at much lower capacity or sitting idle because there’s no demand. Look at forward orders for companies like Caterpillar which also tells the same story.

If people aren’t increasing their spending, then it doesn’t matter how low interest rates get. The economy isn’t going to budge. If people aren’t buying, companies have no need to increase capacity or make capital investments. So governments ramp up spending to make up the shortfall, going deeper and deeper into debt. Look at total debt increasing real time on this website www.australiandebtclock.com.au. Many countries have similar debt clocks, such as US – www.usdebtclock.org, UK – www.nationaldebtclock.co.uk and Europe – www.eudebtclock.org to name but a few.

This will all come to a crashing halt in Australia when our public debt is so high (currently low by international standards, but growing faster than any developed country), that Australia loses it’s AAA credit rating and the foreign countries that that currently lend us the money to make up the shortfall in the current account deficit are no longer willing to lend to us.

Our banks also source a significant amount of their loan capital from overseas. Our (slightly) higher interest rates are still attractive to those lending to us, but this will change quickly if our interest rates drop to match the race to the bottom with the rest of the world.

Real interest rates will then rise regardless of what the official RBA rate is. We are going into debt to fund today’s consumption with tomorrow’s income. Income that is not in any way guaranteed.

Ageing demographics of most developed countries are a major factor in the decline of consumption. Baby Boomers are starting to retire. They are spending and investing less and as they retire they are selling assets and taking money out of the market so they can live. Just look at Japan to see how this will end up. They are ahead of many developed countries by 20 years demographically. They are entering their third lost “decade” and have had little to no capital growth since their property and stock markets hit their heights in the mid-1980s, despite the best efforts of their government and central bank.

There are also more and more people wanting and needing welfare, and unwilling to give up any of “their” entitlements (conveniently forgetting that in order for them to receive something, somebody else had to pay it), or actually pay or contribute towards any of it.

That’s another reason government debt is increasing. They cannot or are unwilling to roll back massive commitments in welfare, including their own. We are living well beyond our means as a country, and nobody is prepared to either make or take the hard decisions. We can either make the hard decisions ourselves and live with the consequences, or they will be made for us and we’ll still have to live with the consequences. This will not end well.

This slower growth is how it is likely to be from now on. Welcome to the new normal, Australia!

Here’s another article saying interest rates can rise regardless of the RBA

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The Australian Economy & it’s Effect on Housing

Transparent Background

Investing 7

A recent real estate article outlined why real estate in Australia was unlikely to crash. It then went on to list a number of reasons about Australia’s economy to support this argument. There were a couple of factors I agreed with, but a number of things were so wildly inaccurate I felt I had to respond. This is my responses to each point made. It doesn’t mean that Australian property prices will crash soon. But it doesn’t mean they won’t ever crash either, at some stage.

The bold text at the beginning of each point is a point in the article for a non crash. The text after the bold is my response.

  1. A depression or a severe recession unlikely. I and many other contrarian commentators disagree. I think a global depression or severe recession could be as likely as next year (2016). The world’s economies are slowing and the pace since the GFC has been lacklustre to say the least. There are too many variables to list here and include factors such as the Baltic Dry Index, which incidentally is at its lowest levels in decades, but any or all of these can impact on Australia’s and the global economies. Given the amount of money many countries have printed we should have absolutely booming economies, but we don’t. We instead have sluggish growth and many countries failing to get traction and slipping into and out of recession. The very thing that saved us during the GFC, China, is now the thing that will impact the most on us due to their slowing economy. Whatever happens outside Australia will impact on Australia internally. Even the IMF is continually adjusting growth figures down.
  2. Unemployment levels low. Now seriously! Does any thinking person still believe the data massaged, manipulated, “seasonally adjusted”, watered down, made politically more palatable figure the ABS releases as the unemployment rate is in any way accurate? The official figure is not measured the way it used to be, even as recently as the 1970’s. The Roy Morgan Research Study releases parallel unemployment level figures to the ABS. It’s figures paint a less rosy picture with unemployment at nearly 9% and the combined unemployed and underemployed figures as high as 17.4%.
  3. Interest rates rising. This one I agree with. Interest rates are unlikely to rise anytime soon. Actually, to quantify that, “official” interest rates are unlikely to rise soon. We should ask ourselves why interest rates are so low. Lowering interest rates are usually used by central bankers when a country’s economy is slowing or tanking, to try and stimulate it because confidence in the economy is low. Regardless of the fact that the last dozen interest rate cuts have not stimulated the economy and with each subsequent cut, the law of diminishing returns come into play (the effect is shorter and less effective), the RBA will likely cut interest rates again as our economy once again falters. There is a race to the bottom with low, zero or even negative interest rates thanks to currency wars and no country can actually afford to raise their official interest rates. The world’s economies are carrying so much debt, it is unlikely they can sustain an official interest rate rise, despite the US Federal Reserve Bank raising interest rates one whole quarter of one percent this month (December 2015). Also, it’s not the job of the RBA to “save” those who borrowed too much and then find themselves over their heads when real interest rates rise (see point 5 below).
  4. A huge oversupply of properties. This is most certainly the case in most major capital cities, as rent seekers try to find yield due to low interest rates, and look for it through other means, such as multiple dwelling development to maximise returns. This of course leads to a glut of attached stock, such as we are seeing in Sydney, Melbourne, Brisbane and possibly even Perth, which also has a glut of commercial property. Several commentators are on record as saying we are building too much of the wrong stock. The type of housing of which we need more is detached housing, small lot housing, aged care housing and housing that allow people to age in their own single level, no stair homes. These are not being built, as our Councils and state governments have become lazy and dependent on the easy money to be made from constructing block after block of flats.
  5. Credit market illiquidity or a credit squeeze. Australians currently hold record debt (which I will expand upon further in point 11). This has been possible due to foreigners being willing to lend more to Australian banks, partly due to our higher interest rates. When our interest rates drop too low, or global events make foreign investors nervous and are then no longer willing to lend money to Australia, real interest rates could rise above and beyond the level the RBA has set official interest rates. This has already happened in part due to the tightening lending criteria set by APRA. If public debt (government spending) becomes too high, it will make us unattractive to lend money to for the rest of the world. That coupled with high personal debt could threaten our AAA credit rating and real interest rates will rise regardless of what the official interest rate is. The ability of our banks to access foreign funds for lending is entirely outside of their control and as availability tightens, real interest rates rise.
  6. Robust population growth. Australia’s birth rate fell to 1.8 children per couple according to the most recent figures. It is heading to its lowest level in 20 years at 1.7 children per couple. We are not even replacing ourselves. Immigration is also slowing, and the type of immigrants are usually families. Families have lower housing requirements than singles, ie. one house can house a number of people just as easily as it can house a single person. This put downward pressure on housing requirements with less housing and rentals required.
  7. A healthy economy. Really? Based on what? Thanks to a slowing China, our mining boom is over, with record low commodity prices. We have a negligible manufacturing industry. Our service industries are struggling. Our governments and politicians would like to replace the mining boom with a construction boom, but all we build are more and more blocks of flats. How does property provide the long term productivity and ongoing employment that a real business provides? Once it’s built, it doesn’t employ many people consistently. We are not going to become wealthy selling properties to each other. This relies on the greater fool theory and eventually there is no greater fool. As the real unemployment and underemployed figures show, our economy is not really doing that great.
  8. A sound banking system. Once again, seriously! Our banks are overexposed to property, with some banks holding as much as 70% of its loans against property. Their investment in business, particularly small business, the real powerhouse employer, is negligible. They have belatedly begun to realise that if there are no businesses, there are no people to actually buy all these properties that are being built. How many people know that at least Westpac, Commonwealth, National Australia Bank, Bankwest and AMP among others, required bailout funds during the GFC under the US government’s TARP program? How many people realise that there was such a run on Australian banks during the GFC, that the Royal Australian Mint had to do emergency print runs to print more money because the banks were 24 hours away from running out of depositor’s money? Australian banks sound? Those in the know definitely know better, but it suits the banks, central banks and politicians to keep up that illusion.Bank 4
  9. Business confidence. This can change in an instant. All it will take is a black swan event, or something that is outside our control, such as acts of terrorism, acts of war (we have a threat right on our doorstep with China and its claim of sovereignty over parts of the China Sea) or something else that is unexpected and the confidence mood will swing the other way. Australia is a commodity producing country, just like Canada and Brazil. These two countries are currently in recession, and Japan just went into recession again.
  10. Consumer confidence. Ditto as for business confidence.
  11. A healthy level of household debt. And again, seriously, are you kidding! We currently hold record levels of household debt. We have half as much again as we had during the GFC, which was a debt crisis. A recent Barclays survey listed Australian households as amongst the most indebted in the world. The ABS reported Australian personal debt reached record levels at $1.8 trillion for the country, or nearly $80,000 for every person. Household debt as a percentage of disposable income is at all-time highs at over 175%. That is definitely NOT a healthy level of household debt. The number of mortgaged homes is increasing and the number of homes owned outright is decreasing. Based on these facts and figures, if some households have no debt, it means that others are extremely overleveraged and overexposed and extremely vulnerable to a downturn.Australian debt
  12. Property prices growth slowing. Property prices growth is slowing, and I believe we are reverting back to the mean of property prices increasing in line with inflation, which is what it does in a properly functioning economy. As we are now in what is most likely a low inflation and low interest rate environment, and which is unlikely to change in the near future, we are making our way back to the new normal. The parabolic capital gain asset price rises are only a product of the past 46 years since the decoupling of currencies from gold and the easy availability of credit. Before that, property prices, adjusted for inflation, were fairly flat.

The point is, nobody knows what is going to happen in the future. We are in uncharted territory, we do not have any precedent for what might happen next apart from the fact that no fiat currency has ever lasted beyond a couple of generations and creating money ex nihilo and ad infinitum has always ended badly throughout history. Maybe property prices will crash and maybe they won’t. We could continue on as we have been for another 20 years, or it could all collapse in a heap next week. We do have a very large investment stake in what is essentially a non-productive consumption item and we are not immune from corrections. However, as economist, John Maynard Keynes observed, the market has the ability to remain irrational longer than we can stay solvent.

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Zero interest rate policy is a disaster

Transparent Background

Interest rate 2

It is, quite frankly, astonishing how the world’s economies and markets reacted recently to the possibility that the US Federal Reserve MIGHT, and that’s the key word here, MIGHT, have raised interest rates during September.

Stocks and commodity prices crashed and volatility increased massively at the possibility of a ONE QUARTER OF ONE PERCENT official interest rate rise by the US central bank.

Seriously!?!  Are the world’s economies so fragile, that the thought of a 0.25 interest rate rise in the US sends everything and everyone into a tailspin?

This is what happens when official interest rates are kept too low for too long. The world has come to rely on cheap credit to keep it going. If it is to be used at all (and I don’t think any central bank should ever artificially lower interest rates to stimulate an economy), it should only be used sparingly for a very short period of time.

Now, because it’s become so cheap to borrow money, global debt levels are at record highs, even high than before the GFC. Because investors cannot get a decent return on their cash, they move into riskier and riskier “investments” to try and get a yield, quite often using borrowed money, because after all, it’s cheap to borrow.

It doesn’t help any that quite often this borrowed cheap money wasn’t actually put to productive good use, it was instead used to buy back shares, boost director salaries and bonuses in the case of listed companies, or used for dubious and speculative ventures by others.

It has now been seven years since the GFC and interest rates are still incredibly low, or effectively at zero or even negative in some countries when inflation is taken into account, and they are still at “emergency” levels.

Shouldn’t it be patently obvious by now that the zero interest rate policy (ZIRP) or ultra low interest rates don’t work? Neither does stimulus, money printing, quantitative easing or whatever you want to call it, which was only possible due to these low interest rates.

Einstein

Einstein has been credited with saying that the definition of insanity is doing the same thing over and over and expecting a different result.

Central banks think they can control an entire economy and get it to do what it wants. So it keeps cutting interest rates, and then when the short term boost it provides wears off, they cut them again. And again. And again.

But due to the law of diminishing returns, each interest rate cut has shorter and shorter impacts, until it doesn’t have any more effect.

And our central banks sit there wondering what more they can do, not realising they are one of the major contributors to the problem. And we look to them to fix the problem that THEY helped create in the first place.

Now THAT is insanity!

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