I lend in 45 states and meet almost none of my clients since covid.

See theolivejar(dot)co for her website.She is an LA-based STR designer who has helped a lot of clients get to the level they need to.

Especially #4 about durability.Do you charge your clients a flat fee based on size/price per sqft for your services, or % of spend?  

If you anticipate further recoveries, you may need to adjust your claim accordingly.This post does not create a CPA-Client relationship.

I got her money back of course, I learned that being the nice guy (which I am known for) has to protect their clients interest at all costs and you have to really use your head and figure out how to get it done while staying the nice guy.  

You CAN limit that agreement to a specific property; but, as others have stated, agents are looking for a certain amount of loyalty from their clients.If an agent gets vibes from a prospective client that indicates that they want to cheapskate and not pay a professional for their service, they are not likely to waste their time with them.

Bernie Madoff made guarantees to his clients, so did Charles Ponzi - the "inventor" of the Ponzi Scheme.How will the guarantees be guaranteed? 

I remember years ago our attorney reviewing one such issue for a client that was coming over to us. 

So all of the gain and depreciation recapture are initially still tax deferred.However, like Joe said, the down side is later when sold  you lose the 1031 option. the client will pay tax on all gain and depreciation recaptured from before the 1031 also. 

If a client complains, you can always make a quick call to boost it for the month and then revert back, but I have never had to do that.