Assuming a loan from a bank with REO

I'm curious if anyone here has actually had any luck in pulling off this scenario.
Small community bank is selling an apartment complex - in this case its 14 units.

Instead of a traditional sale, they simply assign the property to an investor (Me) for say 5% down payment and at a good rate.  Closing in 1-2 weeks.

Every bank I approach always tells me "We want it off our books" which to means does not make any sense.  It would seem a win win for both parties.

Thanks!