You use your cash, wages and rents to save you interest on your home loan. This is not deductible.

Insteat of paying the interest and costs on your investment loan you borrow from a LOC.

See a good tax advisor to set this up. It will save you thousands.

See point 3. I wasn't very clear, but you should have an IO loan with a 100% offset account for the main loan.
I suggest a LOC so you can borrow extra money. A LOC is very different to an io loan with offset. with an LOC you are borrowing money. With an IO/offset you are actually using your own money. They can work similar in some cases, but not all.

The second LOC will be used to access equity and use this as deposit on the new property when you find it. If you live in the new property the interest on this portion won't be deductible so you will need to keep it separate. Using a separate loan like this and then borrowing the remaining 80% will mean loans are not cross collateralised.

You could also use an IO loan, but you need to make sure it has redraw. You borrow the money and put it back into the account and then redraw it when a loan is found. LOC just makes it easier. Ask for a discount if the rate is higher.

Because one will be used for the investment and one for the new main residence.

Since you won't be borrowing money to pay the bills then i don't think you will have any issues. Best to have all money going into an offset account and to pay direct from ther i think.

For tax, just treat everything at arms length and you should be ok. Consider if you were audited, could you justify rents etc.

Legally the assets are not your's, they belong to all the beneficiairies of your trust. The trustee has a duty to act fairly towards all beneficiaries and shouldn't just favour you. So make sure the trustee can justify the decision to let you rent it and the rate charged.

If you are using other property too, then you may get away from the LMI issue.
There are other costs too as I mentioned.
Lawyer
Loan
Govt charges
CGT

You will have to do some calculations and see if by changing it over and incurring these costs then how long will it take to recoup these costs. Then you have to work out if it is worth it.

Also remember tot ake into account future costs such as selling in 5 years time with a $100,000 Capital Gain. If You don't think there will be capital growth then maybe you should conside whether to keep it at all.

Here is the Duties Act WA s97

Looks like the exemption is only for transfers between spouses for owner occupied properties.

http://www.austlii.edu.au/au/legis/wa/consol_act/da200893/s97.html

With married couples (or defacto) most banks allow one name on title and both names on the loan. So the loan shouldn't be an issue.

However, transferring a property now will be complicated. BTW which state is the proeprty in? If in VIC then you may be able to do so without stamp duty, if elsewhere then you may have to pay stamp duty on the amount transferred based on market rates. This is likely to be many thousands of $$$.

Then since you are selling your share to your husband there will be a CGT event. If you are on a low income the CGT may not be much, but this will depend on how big a gain is.

You will also need to exit the loan and reapply again so there may be exit fees and app fees again – but your bank may waive these if you are lucky. But there are also govt charges such as discharge of mortgage, transfer etc a few hundred. I hope the LVR is above 80% of LMI may apply.

You will probably need a lawyer or conveyancer too. $1000 est.

On the plus side, the value has probably risen so your husabnd may be even able to borrow more to buy your share and this extra money released can go onto your home loan to save you interest as well as give him a higher tax return.

But you also need to consider the long term issues. How long will you be on a low income and will all these costs justifiy the change. If you sell later on the CGT may be much more and will all go to a person already on a high income.

If you lived in the unit from day 1 and never rented it and didn't class another property as your main residence during this time, then it will probably be CGT free.

Q2. Sounds like you are planning a profitable enterprise which may mean you will not qualify for a tax exemption at all.

If you are not planning this, but it turns out that you end up selling, then it will be different.

Firstly, it cannot count as your main residence until you move into it. So CGT would apply. If you were to move in yourself and then establish it as the main residence then you may find it CGT exempt.

There is also GST to consider. If you build a new house and sell it within 5 years you may have to charge GST too.

This is a complex area and you should seek proper advice before you sign the purchase contracts.

Yeah, just build the cash up in the offset so that it will save you interest. Keep it there as long as possible and then use it. When you take it out interest will increase, but it will work out better than saving in a separate savings account.

Lenders will see the guarantees on your personal credit file. They will also see all the companies in which you are a director and usually they will also do a credit check on these companies too – tho in may make it hard if you are a director of 100+ companies.