So Dec 25th comes around and the house is broken into and my other contractors that is rehabbing the inside , his tools are stolen and some sheet rock in the garage is damaged.

Rock on Dude!

I've seen too many bat crazies  and what are you going to do when the tenant says your handyman stole their diamond necklace off the nightstand or someone takes a rock and cracks open the lockbox and breaks into their house and the tenant holds you liable.

This place has a huge backyard that is currently some grade A tráshe - I'm talking weedy dirt with some unfortunate rocks.

Because any smart woman (she's a nurse for crying out loud) isn't going to stick in a marriage where the husband thinks it's a smart idea to hide something from her, especially when she's already told you her opinion on it.Best of luck 

I've seen a BP group in North Austin / Round Rock on the forums before.

@Jackson Roberts Prices are often described various ways in stores and real estate: retail, wholesale, discounted, rock-bottom, whatever-that's just blah blah.

Some people will err on the side of caution and not rock the boat while in the middle of securing a loan, but to each their own.You could always chat with the lender to get clarity and make sure you aren't doing anything to jeopardize your prospective loan.

Thank you BP, you rock!

However, I am really just looking for a contractor who has some experience with fake rock (thats what the walls are) and is willing to itemize the list and give a fair price.