Sorry to hear that Jackie. Not a Knock Out Fairy, I just love them. :-) it had a good reason to land in your garden at the first place, if it doesn't work out for your garden, give it to a friend who has a sunny spot, I am sure it will be much happier to be under the sun.. :-) All my Knock Out roses get about 5-6 hours sun. Good luck.

Well.. phase one is in process and it looks like I may have a new problem (lucky me).. The new problem seems to be relative to the primer. The engine normally starts right up on the first pull after priming. I repeated the 3x prime and pull cycle about 10 times before it finally started. On the non starting attempts it made no effort to fire as if there was no fuel. On the final pull it started perfectly with no sputter or any sign of anything out of the ordinary. Just before the primer encounter above.... I got rid of all the old fuel in the gas can and refilled with REC 90 non ethanol and added 1oz of StarTron. I added one oz of StarTron directly into the fuel tank which had old fuel in it. After I got the engine running with all the repeat priming it ran pretty well. About 3/4 of the way thru the yard I did get a couple 'missing' events each lasting less than one second. These were not nearly as severe as before. Also note that the yard was not that tall so the engine was not nearly as loaded as when it acted up badly before. Thanks very much for the continuing help. I appreciate it. Oh.. the dang recoil cord finally broke! There was enough cord to let me reattach the pull handle near to the engine rather than its normal location on the mower handle

Hi Damiarain! Thank you for responding! - Our budget for everything above is 114K. This includes new HVAC, electrical, plumbing, insulation, windows, and doors as well. - The mudroom would hopefully have a built in storage cabinets to store extra groceries/small kitchen appliances/office materials/beach stuff/coats/shoes..etc. - I would like laundry but if it needs to stay in the basement for better flow, that is fine. It could be in our phase two. - 4 people at one time potentially. My husband, myself, and 2 little girls. - Yes, the kitchen walls will be opened up to have a wider doorways. It will have to be a galley. - The current kitchen is a 13x13 galley'ish kitchen as well. Sink/dishwasher on the exterior wall. Gas range/refrigerator on opposite wall.

Daobrien your choice for alabaster cabinets will be so pretty! I have sw alabaster cabinets and love this white! I would choose a gray that has more chroma in it than repose gray. You need more contrast for your kitchen island than repose gray will give you. Look at sw Dorian Gray and Acier. These colors are two down from repose gray. Also look into Chelsea gray. I would pick alabaster for your ceiling in flat paint. SW alabaster for trim in semi gloss. What paint color are you painting your walls?