Also, consider that to a lender a 'Sitting tenant' is deemed to be a higher risk so procuring a loan could prove to be more difficult. 

Procuring of prospects calculated to result in the purchase, sale or exchange of real estate; D.

Then you were able to procure a long standing tenant who pays their rent with out any problems. 

OR a national crane company that delivers and stores cranes, and then he reloads them, delivers and builds them onsite.The companies like to deliver their products asap to get paid and they are often stored at his facility for several months before he takes them to their final destination.My client loves this model and wants me to procure more companies who lease from him in this same way.It is an extremely interesting concept-An industrial storage facility, that is truly 'full service' (helps with the unload, reload delivery and install when and if desired).We are brainstorming a structure where businesses pay a minimum monthly rental fee per square foot, just as one would with a self storage facility, and then there is a contracted rate for additional services provided as they decide to use them (the delivery, install, unload etc)Have you ever heard of anything like this?

You will see governments assist developers in procuring property to benefit the city.  

We both do property management for a living and are very knowledgeable in real estate investing.What we are looking for is a seasoned, honest agent who has an investor's mindset who knows the area and where to procure deals that we are having issues finding.

Can I use it towards the closing costs / cost of procuring the 1031?

Get an agreement from the broker in writing as you may have to fend off a "procuring cause" claim later.In real estate school, ethics are pounded into your head. 

I can't speak for your local market but if it is anything like where Im at in the Northeast, procuring a property well below value may be challenging and there's something to be said for lost time cost. 

Did a nice remodel and procured two tenants at $825 each.