in NSW units in a unit trust are dutiable property s11(1)(e)  Duties Act.

But, under s34 duty on transfers of marketable securities is to be abolished on 01 July 2010). In the dictionary to this act 'marketable security' includes units referred to in s11(1)(e)

Currently Stamp duty would be 60c for every $100 in value of the units.

http://www.austlii.edu.au/au/legis/nsw/consol_act/da199793/.

So your idea may work in NSW in the future. I am not sure on the rules to transfer to a superfund though. But CGT would be payable on the transfer of units also.

with a dt the trustee holds property for a wide class of beneficiaries. The trustee then distributes any profit of the trust to one or more beneficiaries at their discretion. This flexibility can result in tax savings. And because a beneficiary has no entitlement to funds of the trust (until a distribution is declared) it offers great asset protection.

What is a banker  doing advising you, or pushing you, to buy a certain property?

“purchasing an investment property is about facts and figures, not about what it looks like”.

True. But what if there are bikies living next door or a drug den out the back?

What you would normally do is borrow up to 80% of the land value and 80% of the fixed price building contract. You could have got the builder to build some of those finishing costs into their contract.

If the house is finished inside and you have the occupancy certificate then you can always increase the loan (if you service etc) up to 80% of the value and then get the funds that way.

That is the biggest risk of cross coll. One of my friends went bankrupt because of it when he could have remained solvent if they had been stand alone.

There have been 2 recent cases that I know of. 1 is where the tenant complained of a rip in the carpet, the landlord didn't have it repair despite the repeated complaints and the tenant tripped injuring their back. Tenant was awarded something like $1.2mil
I doubt any insurance would have covered this as the landlord knew about the problem and didn't fix it. The landlord's fault and they should have done it no doubt.

Another one is where a plumber was electrocuted to death on a property due to the removal of a solar hot water system which was not properly disconnected. Owner aparently knew this and did nothing about it. Both owner and electrician were sued and lost.

very True Ninh.

both good ones

Not a good idea in my opinion.

Why not keep them on a standard IO loan, separately, and set up the portfolio on any of the equity available.