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OP, make your town a total shithole until you have above 10000 people. No water, minimal services, dirty industry up the ass. The only services you should have are schools (up to high school and later college) and some police in particularly troublesome spots. In the event of a fire, build a station, send the firemen out, then delete the station once it's over.
Are you adjusting the budget of individual buildings with the '?' tool in the lower left?
Once you're done with being a shithole, add water, tax dirty industry to convert to manufacturing, and add medium density residential zones