I forget the exact type (flat, satin, or etc), but someone else may have more info to add.

I own a place in Orinda, it's been flat for a few years, but there's always a market for houses there.

Often out of the area, flat rate companies.

Hi,I recently discovered that my one HOA has been using the same CPA to file Form 1120-H for the Association's taxes every year at a flat fee of $300. 

I buy stuff that needs full rehabs at deep discounts, and do full rehabs, New furnace, water heater, electrical panel if needed, flooring, kitchens, roof, windows, ect as needed and force the value up, so I tend to buy between $20-50K so $10-30K rehab and get an ARV between $80-120K with rents at unusually .8-1% of ARV or 2%+of my all in cost, this spring boards you forward, doing BRRR without needing more cash, because you can get all your money back out, I try to keep my equity high and debt low with the prospect of economic changes over the terms of a loan, lots can happen in 15+ years. let me know if i can help, I have 24 locations, 27 doors Im in West Bend and have stuff all over WI. 

.)- If through no fault of the seller escrow is delayed more than 3 calendar days (grace period) & Seller and Buyer agree to extend the closing, a flat fee of $1000 shall be paid by the buyer to the seller for consideration of an extension not to exceed 7 calendar days.- Item 7a2 Termite to be removed from contract- Buyer is aware that the apartment above garage is not permitted- Seller paid Home Warranty not to exceed $500 (Our agent originally put in $685 for an upgraded policy since we saw the pool equipment leaking.

Sometimes visible, sometimes not. 11) After the deal is under contract the system is flat out broken!

However, if you did a few high end flats near downtown, i believe you would have entirely different clients.

It is the same flat-fee listing I'm talking about.

If they're telling you that you need to take less profit because that's the only way the IRS will allow it to be done, they're just flat out lying to you.