My guy retired & the flat rate firm I recently used raised their fee to an unreasonable amount. 

Using quality yet affordable materials can transform a space without excessive costs.I could remember working on a property an investor purchased.

If you do not reinvest all the proceeds, any excess amount not reinvested is immediately taxable.

so he has an initial negative equity in excess of $100k.so -$100k / (a very small cash flow when properly allocating for expenses and vacancy) equals years before there is any cash flow.  

Shouldn't it be a flat fee? 

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or to refund to the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account that is specifically designated for future investments.

For example, a $550,000 two-flat in Albany Park might bring in $2,500/month from the rented unit while you live in the other—covering most of your mortgage.3.

Not sure on the building size or whether it has a flat roof, but I paid over $80K to get a 10k sq ft flat roof done back in 2021, with quotes as hight as $120K.Hope this helps, good luck!

Have you checked the subflooring for the kitchen floor in the lower level to make sure it is level and flat?

I'd be intersted in connecting on closing excess or helping you find deals to buy.