Have a great flat lot in an established neighborhood.

It has high visitor counts, is almost recession proof (area saw flat or increased traffic during the recession), and while the market has risen you can still  get nice properties with that budget.

And can't see the landlord if he wants to charge extra for utilities, just charge a flat rate.

I live in Buffalo right now, and I feel like anytime I drive through E-Ville it is just flat out packed with people (Fall Fest, Jazz Festival, Ski season, etc.).

It's a small 2/1 734 sf house with a flat roof that probably needs repairs, wall ac units that I would convert to mini-splits, and other general upgrades in the house (floors, kitchen, bathrooms, doors). 

Those are pretty much flat fees so it will depend on the specific attorney.The transfer taxes / stamps are 1$ for every $500 i think.

@James Zhangas the other members above me recommended. list the properties on zillow , trulia and every other site you canI also recommend using a MLS Flat fee service - where you can post you proprieties for sale on the local MLS for a very small fee (89$-289$ usually depends in the local MLS) , I would advice - to advertise in your listing a nice commission for any buyers agent for bringing you properties.... lets say even 3.5% to the buyers agent..

I flat wont respond to the free legal aid attorneys the few times they wanted to try to get deposits back from me..

You can pay by the hour or I have actually created a schedule of rates before where they are paid a flat fee for certain activities.  

2) He mounted a flat television over the fireplace and left four 3/8" holes plus impact damage into the actual bricks, not the mortar.