To realize the deferred tax benefits of a 1031, you must use a 1031 intermediary / facilitator, which is essentially a third party.  

You can go to your states site to form one, it typically doesn't take much time, you can do it online and the cost is a couple of hundred dollars usually.Please reach out if you have any questions.

To me, being financially free would to be able to work a more flexible schedule, be on the boat on days when I would typically be at work or on the mountain on mid-week powder days! 

I do understand your question so here is what I typically look for.

Account Closed is correct buyers or loan officers/banking institutions will typically order/pay for the environmental reporting due to it being a tool for them should their be any liability or issues with the property. 

Are there any ways to secure financing on investment properties without a typical 9 to 5 job?

If they seem open to it then I would reach out to the trustee, who is typically also an attorney. 

Generally speaking your typical guru coaching program teaches you concepts of how to analyze a market, how to talk to brokers, how to raise capital, etc... so you can practice the business despite where you and the guru live. 

I want to learn everything about a house, I don’t want to be the typical narrow minded real estate agent.

Which is why LOs are typically risk free for tenants as they can also lis pendens the real property they're suing over.