Zeebee, having cleanup in the middle of food prep is my own horror, so I understand the problem. However, if you designated your cleanup essentially on the left wall/corner area, that would confine cleanup to the sink and area to its left. Prep would be from the sink on to its right. When I designed the kitchen in my new house, my two big priorities were plenty of work space and cleanup totally separated from it. Well, the kitchen isn't terribly large, but I have all that, prep on a spacious island and generous areas on both sides of the stove. It's great and I love it, but having had it I know I could be perfectly happy and do just as well with much less work space--just as long as it was well designed and I didn't have to push dirty dishes away to get at it. When I look at your current plan, I see an L counter that, properly set up, would work well for me. That 39" to the left of the stove is actually almost exactly the amount of space I work in daily here (the rest mostly just gets a drippy mixing bowl, busy spoon, or some such thing set on it so I have to wipe it down anyway). Regarding kitchen as hallway, I don't see it. What those doors do is create a view for the interior space, same as any large expanse of glass, plus provide the opportunity to open the house to the garden when you choose. I personally would want to be able to draw drapes or shutters, or whatever, when the weather's unappealing or you just want a cozily introverted space, and having learned from my mistakes would choose my window treatments as part of the design profess for my windows/doors. Your garden's going to be lovely. I'm a big gardener, but agree for sure, definitely no "cottage" garden for you. Been there, love it, but it is THE most challenging of all garden styles to keep really good looking all through the flowering season. I've spent years trying to get good enough to pull that trick off and had a lot of fun--but! At least I was in California. These days a temperate climate means 6 months of drear. Over the years, I've really come to love finely designed green gardens full of lovely foliage juxtaposed against handsome hardscape to provide structure and contrast. Occasional flowers throughout the seasons can provide variety but mainly just serve to set the main feature off. A garden like that can be gorgeous in all seasons, with and without floral accents, and when well designed also be the easiest to care for of all. The foliage also softens all the masonry and other construction around and adds privacy. It can also serve as a home for birds. We really enjoy watching the birds from our windows, and my gardens now will always be designed to attract them. In any case, beauty's a function of good design. It truly doesn't have to be heavy maintenance at all. In your case, I think you owe it to yourselves to create a beautiful view for your home so you can enjoy it both at the kitchen/dining level and from above. :)

It is likely to late now, but " two wire nuts present in a breaker box" is not acode violation. Breaker boxes are also listed as junction boxes, and you can extend wires (or join two wires that then connect to a single breaker) inside the box as required as long as you do not exceed the fill rules for the wring gutters. Most boxes have huge wring gutters and you would have to work very hard to approach their ifll limit in a residential setting. When you bring an essentially incorrect 'finding' to the negotiating table you are likely to taint everything else you ask for. Unless the possibility of FHA financing was called out in the offer you submitted (thus effectively making the FHA rules part of the contingency) the seller has every right to reject your request for any repairs. An experienced RE agent would have likely told them not to accept an offer contingent on FHA financing. For the most part their is no rule that ANY repairs must be made by the seller, safety or otherwise. I have purchased houses with all sorts of gross defects, right down to sections of floors marked off as unsafe to walk on. As long as it is readily apparent and no steps have been taken to conceal a defect you can sell 'as is'. Some places like to revoke COs at sale, giving them a shot at a warrantless (as in no search warrant needed) inspection of the house for code enforcement and tax valuation. By blocking a CO they can force repairs, but often cannot control who must make or pay for the repairs. The revoked CO and refusal to issue a new one can stop the whole selling process cold sometimes since it represents a serious reduction in the value of the property. It is no longer suitable as a home. Since repairs are almost always cheaper than suing the government, the sellers capitulate.

"I just know it's probably from the 1940's & most likely costume jewelry." You may be able to get big bucks for the stuff. Bakelite and Lucite vintage jewelry is quite collectible. Certain styles of the era are popular even it it is not true Bakelite. Google some of the places that sell it online and contact them. I would try to get another estate sale company in to go through things and see if there are any items worth it to be put up for auction. Do not rely on just that one estate sale company to give you advice. Way back when..........when my grandfather died, my mother did a bunch of rummage sales. It barely put a dent in the amount of stuff my grandfather had saved like a packrat. (Depression Era guy.) Then, my mom had someone come in to look at the stuff. This auction woman pawed through the stuff and found some valuable stuff that had gone unrecognized. For instance, my grandfather had a shoebox full of pens he had saved. My mom had put 50 cents on it for the rummage sales. No one bought it. The auction woman found a pen in there called *Big Red* from the late '20s and it sold at auction for a LOT of money. (This was before they reissued the reproductions) A little plastic box turned out to be an Art Deco celluloid cigarette holder. $$$$. A can opener was vintage Harley Davidson issue. It was sent to a store out East on consignment and fetched a pretty penny. I could go on and on. My point being that you could have treasure trove of collectibles. If you do not have the time or the knowledge of collectibles, have someone come in to look over the stuff again. There are places who will list things on eBay for you for a percentage of what it sells for. One persons junk is another man's treasure. My one cousin is always on the lookout at sale for old rusty, vintage tools she uses for decoration. She just cringes when at estate sales she is told "Oh yeah, we had a lot of old tools. They were all rusty and beat up, so we threw them out before the sale." Some things are only valuable to certain individuals. When my uncle died, there was an old, floor model radio in nice wood cabinet. My brother removed the guts from it and was going to use the nice Art Decor cabinet. Another cousin (who is into vintage radios) went ballistic finding this out, as it turns out the vacuum tubes that were tossed out and hauled away in the dumpster, were valuable to collectors who use them to recondition old radios, and worth waaaaay more that that crappy cabinet was. BTW, if there is a lot of stuff Goodwill and similar organizations will come to your house to pick everything up. They will give you a receipt for taxes.

Hey folks, just writing to give an update. I'm still searching for a home, the whole process has me feeling down. It's so hard to find a home that's just affordable for me, in a good location that I want to live at in this town. I don't really want to spend more than the upper price range I set for myself. I know what I want in a house, but the choices are so limited. Finally after 1 month of waiting with no new houses being listed that I want to see during that time, I just saw a home listed 2 days ago. It looks like really nice house base on pictures, I still have to see it in person. but i think this is the one and i'm gonna pull the trigger after I see it. and the location is just perfect. In fact, it's a better home and a comparable location to the house on my very first post. Price is about the same too. Showing starts this weekend starting Saturday, but I'm working friday and all weekend, 12 hour shifts, so there's no way I can go see the house coz i get home at from work 8 pm. But my agent has already already contacted the seller's agent and made an appointment to see it on monday. I'm so anxious and nervous having to wait until monday to see it. I just have a gut feeling an offer will be made before I get the chance. houses this nice base on what i saw on zillow from Listed for sale date and listing remove, on average the difference is 1 week. I'm not sure how accurate that is from zillow, but i believe it. There was a house that was listed 2 months ago, and offers were made in just 2 days. It was a nice house, interior and backyard were in great condition, and the price was in the sweet spot for buyers in the area. It was a smaller house, but with a big backyard and pool. It was priced at $50,000 less than the upper limit of the price range that I'm looking at. I'm not surprised it sold fast.