http://www.mycreditfile.com.au get a copy of your file to see what you are up against. Many banks will still consider the small defaults and teleco type stuff. But if you have anything listed as unpaid they generally won't. It may also be possible to remove certain listings such as defaults.

I would look again at using a DT. These days any losses will be small and future gains in income and capital should make up for this.

Using a HDT would be only slightly better than using your husbands name. It won't allow can tax savings later on, but I guess it would allow the trust to redeem units later on and convert to a DT without stamp duty – unless stamp duty would be payable on the unit redemption. But this would crystalise a capital gain in to your husband, who is on a high rate of tax.

HI Neilvs

A lot has changed since that post. Lending is so much tighter these days and so much hard to obtain.

Firstly banks assume you spend $x per month on living expenses and most add a buffer to other loans and the loan you are applying for. So if you have maxed out on finance and even if you find a fab positive geared property then it will still be hard to qualify.

But there are still alternatives. This may mean a bigger deposit, going to fringe lenders or using Low Docs if you qualify. Of course the fringe lenders will charge more so you will need more rent to make them cashflow positive, but it may mean you can buy more properties if that is your goal.

based on the title. Can't usually have other people on the loan unless on title, one exception is spouse – married and defacto. Guarantors should have no effect on the grant.

You could sell to your DT and then use the funds to pay a very large deposit on the new PPOR in Perth – but work out the tax savings v the stamp duty and remember that any loss in a DT cannot be used to offset your personal income.

Also consider that you are only in Perth for a short time and what will happen if you buy and then move out in 2  years – do you sell to your trust again?

If your accountant is recomending hybrid trusts then be careful. They may not have a good understanding of taxation.

Purchasing in your own names or doing 99/1 will save you a little bit of tax now but may create a tax time bomb. What happens when your property starts making a profit? = you will be paying more tax than you otherwise would. Turning into positive cashflow will be quick in this environment.

I would recomend setting up a discretionary trust too. Do some research on these.

Setting up an ABN for property investing has no effect on tax claims. You only need an ABN if you are running a business. GST only applies to businesses turning over more than $75k pa. residential property is not affected by GST either.

Good in theory, but extremely difficult to actually do.

You can put down any deposit if the vendor agrees to it. You will also need special conditions in the contract to make sure the vendor agrees to let you show the property to prospective purchasers too. Once you have found one you need to make sure they can settle by the date you need to settle. If it goes over the date you will probably be issued with a notice to rescind and then you will have 14 or 21 days in which you must settle or the vendor will be able to cancel the contract and keep your deposit (and sue you maybe). So really you should be a loan setup ready just in case. You will also be charged stamp duty as you will settle on the land for a millisecond before onselling to the new purchaser.

Maybe a safer way would be to use an option contract – so you have the right, but not the obligation to settle. If you can't settle, then the vendor just keeps the property and your option fee. You may also get out of stamp duty, or have it greatly reduced, as you will not need to settle, just reassign the option to the new perosn.

maybe you just need some find someone who could help with the 20% deposit and borrow 80% of the purchase price – assuming you can demonstrate serviceability. Banks are running extremely slow atm, settlement is just over 2 weeks away so even that won't be easy.

Hi Jack

I just received another email from trustdeed.com.au in which they state:

Please delete earlier email – Apologies to subscribers
 Please delete earlier email
 Aplogies to Subscribers & Mr Michael Yardney