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100 basis points 14 percent adjustable rate mortgages agency ARMs assets assumption backed securities Bank billion buyers capital markets cash flow collateral corporate coupon bond current coupon debt due-on-sale duration Fannie Mae Federal Home Loan FHA experience FHA/VA FHLMC Figure FNMA forecasting prepayments Freddie Mac future gage GICs Ginnie Mae GNMA guarantee hedging high coupons homeowners housing starts instrument insurance companies investment investors issuer issues Klink lender liabilities liquidity look Management marketplace ment Merrill Lynch mort mortgage capital mortgage loans mortgage market mortgage securities mortgage-backed securities negative amortization negative convexity option passthroughs paydown payment pension funds period pool prepay prepayment rates principal problem QUESTION rate environment reason reinvestment Richard Worley Salomon Brothers secondary market sector securities market sell spread swap tion trading tranche Treasury trillion uncertainty Worley yield curve