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You must mean unitholders. In this op's situation it is not the fact that the trust is a unit trust, but the way the trust is set up that is causing problems.

Most banks charge an extra fee per guarantee as well as requiring independant legal advie. This alone will cost a few thousand. I think you need a strucure rethink.

Imagine the effect on serviceability.

Even worse than expected!

Hard to say without knowing the details. ideally 1 director in any case.

9 directors! I would never set up like this. 9 guarantees! Did you get legal advice before setting this up?