I really like your creativity but I think it could be used in a much better situation that makes better sense financially.

While anyone with the proper securities licensing can sell them, your typical financial advisor doesn't know real estate. 

You will likely find that advice results in a financial benefit vastly exceeding the cost of the tax returns. 

Hi BP, I found a commercial property that I really like but the agent is telling me he won't share the financials on the property because the owner isn't ready to "market" the property unless he finds a 1031 Trade.

You could create an LLC and yes a bank will lend to an LLC as long as the members are financially strong.

You've got to make both the seller, and the financier buy into your program. 

Need to see actual historical financials.

I would suggest altering the question you are asking a little and simply consider the best markets period. 

However, their health issues may squeeze them financially.  

Hopefully your oh thank you for these crummy terms Mr Banker - and yes, please bother me to report my financials to you every year mindset can change over time.