Try http://www.houseofwealth.com.au

Yes. all those scenarios would be possible.

Make sure you get legal advice if you haven't already.

Then insure asap – building only needed at this stage, but might as well consider a combo policy

Consider tax issues with the payment of the deposit too, if not too late

Get finance sorted

building and pest inspections etc

Yes. Prob calculated on the land area used by the tenant.

Also look into land tax. If in NSW you would lose the land tax exemption as well – but may still come under the threshold.

Also consider the risks associated with this, and check up on your insurance.

Depending on the structure of the ‘gift’ it could be clawed back indefinitely. There are also arguments which could be run by creditors that it wasn’t a gift but a loan etc.

Trustee will be the ones entering contracts so you have to think about future potential issues too. Subsequent purchases, loan agreements, agreements with builders etc. THen you have the negligence side, with liability if the trustee is sued.

Think about tax too. Almost always not a good idea to pay cash for something for tax reasons. Once the cash is paid it cannot later be converted to a loan. e.g you may want to access the cash to buy an ivory back scratcher. The trustee may need to borrow to get the money for you – not deductible whereas if trust B had lent the money to A then A could borrow to refinance this loan with the interest deductible. Money released back to trust B would could then lend to you interest free.

Strategy

1. wait

or

2. find someone to go in with you.

or

3. find someone to do the deal themselves.

You can never really rely on someone else.

I remember when I was in Thailand looking at a property and I couldn’t speak much Thai then, but knew some. I took a friend’s friend with me to interpret. I was asking “can I get a loan to buy this property” and she was translating “can he live alone here”.

You also really need to read contracts in the language they are in. A small misunderstanding can have far reaching consequences. Reading Japanese contracts takes a lot of energy. I had to put my daughter in hospital in Japan for an operation and had to sign various documents. Very worrying what you are signing when the language is not your mother tongue.

Wouldn't this qualify as a controlled foreign company (CFC) and be included in your Australian assessible income even if you had not received any income.

I dont' know the answer as this is too complex, but look at http://www.ato.gov.au/businesses/content.aspx?doc=/content/64063.htm&pc=001/003/129/001/004&mnu=44866&mfp=001&st=&cy=

Down sizing is good I think. You can speed things up dramatically.

If you have a non deductible loan and then use money in an offset that is linked to the loan then the interest would increase and it would not be deductible. Possibly best to pay down the loan to a certain level and then set up a LOC to use for deposits for the new IPs. Ideally you wouldn't want to pay down the loan at all, as it could possible become an investment property at some stage in the future. But this will all depend on the equity available. You might have to pay a large sum off the New PPOR.

Also consider which name the new PPOR should be in. If VIC there are opportunities to consider.

Yes, stamp duty and conveyancing costs. Whole new loan too. CGT may apply as well.