If that happens, it could be very difficulty to complete the transaction in the US embassy, certainty impossible without delay. 

I would suggest you reach out to a commercial broker that specializes in industrial warehouse transactions in your market.

The average agent closes 6 transactions per year.

To start, I'll say that I've used the same real estate agent for the past 5 transactions over 15 years or so. 

Calculators are just a tool for assessing your interest...you really need to have real conversations with your team- Agents, Bankers, PMC prior to risking your hard earned assets on a generic paper version of a real estate transaction. 

They wanted to cut out the listing fees, save where they could in the transaction, and needed TIME TO MOVE things out of the distressed property.

Yes you can if you meet the requirements.If you are not a real estate professional, the passive activity losses (PALs) generally are deductible only (1) against income from passive activities, (2) when the entire interest in a passive activity is disposed of in a taxable transaction, or (3) under the $25,000 rental loss privilege for qualified rental activities (subject to the $100,000 AGI phase-out).The general is a rule allowing up to $25,000 of active participation(see below) rental real estate losses as a deduction against nonpassive income.The taxpayer must make management decisions with regard to the property, have at least a 10% ownership share in the property, and the cannot be a limited partner.

Any suggestions on executing this type of multi transaction and reduce my closing cost in terms of Title+doc fees?

Imagine having 100 or more rental transactions every year compared to 12. 

The parties generally enter into an Exchange Agreement (not a 1031 Tax Deferred Exchange Agreement) that addresses how the transaction is going to be structured and consummated.