The listing agent flat out told me he didn't and wouldn't present the offer. 2nd I discovered I was allowed to do so but not to negotiate.

@Russell Brazil that makes sense in your case that you are bringing yourself to market standard for properties that are off market or offer basically no commission but for OP's situation where the agent seems to be charging a flat $495 fee for something, I've never heard of that, because they don't know what will be bought yet and if it offers a proper commission. 

Work on single-family homes — the bulk of the housing market — was flat.

insulation in ceiling & on walls, heat/A/C unit, electrical & lighting, perhaps need to upgrade the electrical panel in there, replace garage door with something else, new interior walls, drywall, bathroom fixtures, some kitchen appliances, and finishes (paint, tile, etc).2. we have all types of Contractors here, from high end to fly-by-night. 

Flat, even floor - floating luxury vinyl planksUneven floor that cannot easily be corrected - adhesive vinyl planks.

I know the tax pros here bill based on hourly fees, levels of like packaged service, flat rate fees. 

I'd say there isn't a hard rule on lease renewals - some PM's don't charge, some charge a flat rate, and some even on a % of monthly rent basis based on the renewal documents / resources involved.

Utilized BKCO Title & Escrow work at a flat fee of $800 and provide exceptional service.

The building is a 2 flat and the current tenants are myself and my brother.

2 Flat Zoned RT-4 Chicago IL