There are several long-time tax pros here on the forums who work with clients all over.

I recently found a client a duplex with a possible 3rd unit for only 26k down, 45k all in.

Pass this along to your client:)In our experience, the #1 mistake landlords make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.

I've sold a duplex to two clients.

Amanda Han's firm is located in California but only taking on selective clients- @Steven Hamilton II and @Jake Hottenrott are also great options who are real estate specialized and can work with clients all over. 

I'd say to work with an experienced agent in your area; they tend to have many previous clients and know how to reach out to motivated sellers that would rather take a quick sell rather than letting it go to a bidding war and wait 4 weeks. 

My client wants to use some of the money on a passthrough deposit, and I'm seeking clarification on if this is possible without disqualifying the 1031.

@Benjamin Hazlett more than 80% of my clients are out of state investors, and most of them never step foot in the properties they buy.

It is going to depend a lot on exactly what you are needing out of an attorney, but so far Matthew has been able to help or guide my clients in a good direction for what they are needing help with. 

He'll get to prorate the amount of gain between the time he actually lived in it (tax free) and the time it was investment (taxed.)I've got clients with investment properties stacked up waiting for them to convert to primary as they move through retirement.