There's always risk involved, and unforeseen circumstances, but using your lender as a resource can help mitigate that risk.

BUT if you can get value add or area you think is going to appreciate well and there is a real chance of retail exit that could mitigate it some.. 

(I get it - I've done this multiple times myself, but you need a friend in the business to write up the bid because they are doing you a favor with no return)If you're able to keep these things in mind when talking to one, you might be able to mitigate some of these obstacles and actually get one out there.

Those expenses are non-deductible from the get-go.To mitigate the loss of deduction, you can ask your employer to start picking up the cost or have them reimburse you under an accountable plan. 

Or as @Ashish Acharya, back up all the way and have your QI purchase the new property and hold it for you in a reverse exchange until your old property sells.There's ways to mitigate but the timing is serious and there's no give.

In Texas, there is a requirement you mitigate the lease breakage by making an active effort to get the property re-leased. 

I understand it takes quite a bit to get started in this market, and we wish to play it extremely safe in order to mitigate any large losses up front.

-Can entity structuring mitigate some complications or negative effects above? 

Understand and mitigate the risks.

I feel comfortable at least broaching it with her now that I can articulate at least some basic risk mitigation steps.