Given your need to avoid personal guarantees and collateral, consider the following institutions:KeyBank: Headquartered in Cleveland, KeyBank offers a range of commercial banking services and has experience with international clients.

It depends on the laws in your state, the agents and clients comfort zone, as well as insurance. 

I was hoping to pick some brains.I have a client who is a partner with two others in a commercial building.

I would never buy something myself or advise a client to that loses $1000 a month.

Even being a premier client of title company IE 20 mil plus of bizz a year ..

Sometimes we get calls like this from clients and it's a blessing, lol. 

*This post does not create an attorney-client or CPA-client relationship. 

With a 1031, you would have to meet stricter timelines (identify a new property within 45 days and close within 180 days) and use a qualified intermediary.Recommendation: The 1033 exchange is likely the best route if you’re looking to reinvest and defer capital gains, as it provides more flexibility.This post does not create a CPA-Client relationship.

More of my clients want the 4 unit.

I know it's unlikely, but in that event, I think a client could sue a property manager for negligence.