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If you're just borrowing to buy units in a trust you have no control over (say a listed property trust), then the interest is certainly deductible. I don't understand what you're asking if you don't distinguish between unit and hybrid trusts. Are you purely looking for a way to negatively gear...

Do a search on hybrid trusts. There are plenty of opinions. It's not as simple as you think, and certainly not as simple as just 'you make a loss therefore you can claim it'. It's not always a matter of just applying the rule, but history and precedent. Hybrid trusts are a fairly new structure...

If you were borrowing to buy units in a trust that's unrelated to you, say in a listed property trust, then your first scenario is fine. There are further issues in relation to hybrid trusts.