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High yielding trusts which have done very well for me are those which meet the selection criteria I have talked about so many times before for REITs. Investing in such trusts is mainly about generating a steady passive income (cash flow) and to do this well, we have to look for low gearing, high yield and attractive discount to NAVs. These factors will ensure that the trusts' distributions are meaningful and sustainable. Here are some which have done well for me:
First REIT: I first bought some in 2007. It had low gearing, high yield but did not have a great discount to NAV. My initial purchase price was in the mid 70c. The dpu was about 6c per annum. As prices slumped during this last crisis, I bough more at 42c. The dpu has risen to almost 8c per annum in the meantime. First REIT didn't have to issue any rights or do any share placements as its gearing was relatively low and still is. The unit price of the REIT now is 82c thereabouts.
LMIR: I first bought some in 2007, not during the IPO at 80c, but after the price dropped to 70c days after. It had low gearing, an attractive yield and trading at a discount to NAV. During the last crisis, I bought more and the lowest price I bought more at was 18c. The dpu is now almost 5c per annum. It didn't have to issue any rights or do any share placements as its gearing was very low and still is. The current unit price is about 48c or so.
Suntec REIT: I always wanted some Suntec REIT units but looked on in amazement as the price hit $2.00 at one stage. I bought some at $1.03 during the downtrend. It went on in the coming months to make a new low at 50c or so, if I remember correctly. As the price recovered, I bought more at an average price of $1.00 or so. NAV per unit was almost $2.00. So, the discount to NAV was very attractive. The dpu is about 10c and provides a handsome 10% yield for me. Gearing level is not very low though.
Hyflux Water Trust: A business trust, not a REIT. This is an investment which many of my friends remember because I was talking about it a lot early last year. They listened politely mostly. I was always interested in this trust as it has regular cash flow through its exposure to the water sector in China. In January 2009, I looked at it again in greater detail as the price was so low. I found the yield to be almost 20% then. Gearing was non-existent and it was trading at a very nice discount to NAV. The unit price was 30c or so at that time. I went on a buying spree.
I did not keep all of these investments bought at low prices. I sold most of them for very nice capital gains, cycling the funds into laggard counters like Healthway Medical to make more money. I kept, on average, 10% of my original positions in each of these investments to collect passive income in perpetuity. It would have been nice if I had been able to keep my investments in these trusts in full and yet have more money to invest in laggard counters but, unfortunately, my resources are limited.
As you could probably tell, I was not always rigorous in making sure that all three criteria I talked about were met in choosing a trust. In part, such trusts did not present themselves all the time and I had to make do with the best choices available. This last crisis, however, was an opportunity of a lifetime.
It was also because I was not rigorous that in my early years with trusts, I made many mistakes in my choices. What we must always remember is not to focus solely on yields. Also, do not invest in anything without doing our own FA. Here were some of my mistakes:
MPSF: It just got suspended today. This must have been my worst mistake. I listened to a very young "analyst" who said it gave upwards of 10% in yield and that the yield was sustainable. I invested a five figure sum without doing any analysis of my own. I later found out that MPSF invests in other REITs in Australia and as some of these REITs are private in nature, they could gear up to 80%! MSPF froze all distributions with the credit crisis but what is worse is the complicated situation it is in with so many cans of worms. There is no passive income for unitholders and, as far as I can see, there is no clarity as to its future. Must remember not to be swayed by sweet talking analysts. Always do our own homework.
FSL Trust: A friend introduced me to shipping trusts saying that I should diversify my passive income stream. He also introduced me to Rickmers and PST but I only have a position in FSL Trust. I still get passive income from the cash flow generated by its business and I receive >8% yield per year based on my average price. High gearing in excess of 100% and the fact that its assets depreciate whether or not the economy does well make this a mistake for me.
CitySpring: This is a business trust. I was emboldened by the fact that this has the backing of Temasek Holdings. It had very high gearing but the management (headed by Sunny Verghese) said that they did not have to issue rights and people who thought they had to didn't understand their business. A few months later, they issued rights. The yield plunged and unitholders became poorer as they subscribed to the rights. It yields an average of 6.5% per annum for me.
There are a few others but the essence of the negative experience is more or less the same. For examples, with FCOT (previously Allco REIT) and MI-REIT (now AMPS AMP Capital Industrial REIT), I overlooked their high gearing levels at the time of purchase. This is also a reason why I tell people to be cautious with Cambridge Industrial Trust (CIT) which I am vested in as well as its gearing is still in excess of 40%.
As creating a significant stream of passive income is still a very important objective for me, trusts with high yields must still play a part in the grand scheme of things. Rather than remember the pain and avoid these trusts altogether, I choose to remember the pain and find a way to achieve mastery over them. I hope that by freely sharing what I have realised to be the right way to approach REITs (and other forms of trusts) here in my blog, other investors who might not be in the know would not have to suffer like I did.
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