That gravy train has passed with the race to the bottom by the Toa Payoh conveyancing firms. Plus, the established ones have all the connections with the the property agencies. Please don't bother unless you can stand dealing with haolian property agents driving their Merc C Class who look down on you while you take MRT from Toa Payoh station everyday.

Unironically, do family law. Steady stream of income and easy work apart from the occasional contentious cases.