Every since the last depression, mortgage lenders have taken over and the deposit banks are only originating something like a third of what they used I believe is the statistic.As far as loan products, yes your "average" lender may not do well for you if you want a new construction loan... 

As far as other expenses, it will depend on where you buy.

@Ron Singh  Yes, you can allow lease break and you can sell with the tenant in place just disclose in listing and provide lease, since it is so long a lease might not be a selling point. 

@Matthew Wilson A BK has no real effect on the lender....as far as foreclosing or doing a short sale...the bank still has the mtg and can foreclose at any time, unless it was a chapter 13 with an approved plan. 

Purchasing real estate while having a nothing more than a leasehold interest in the land put any loan made into a “no man’s” land as far as compliance is concerned.  

@Lionel Mosby Jr this is so simple yet I can see how it can be effective

(These days it’s pro-rated if a rental first it has NOT been eliminated. )As far as being too late for a 1031.

As far as #2 a couple thoughts come to mind.

As far as "if the numbers work", that all depends on how you are calculating the numbers.

What is so great about this prospective tenant that you are willing to hold until the end of June, this is way too long.