High  I got a warning that I could be banned  for sending a  PM.  

I am warning you, you may not want to leave.

End result was the same - they start feeling comfortable and either dont show up anymore or start increasing their quotes to no end knowing i have "so many houses". in the past i have paid guys more per hour than i have paid my lawyer and i was bothered by the fact that they thought that quoting $200 per hour is going to fly.so, what's a fair pay per hour for kitchens, baths, light framing, doors and windows, etc?

There are several types of cover ups for very warn decks such as restore or deck over at home depot.

Either way, be consistent with it and after a long enough time to honestly evaluate your marketing effort, either continue it or stop it, ie...green light/red light.

Some issues I've found with Section 8 versus hand-picking well-qualified tenants:  most annoying one, although not major, is they don't have much if any expendable income so they will never buy a can of ant spray or Resolve or mulch the yard or any other maintenance that requires any additional small expense, at least in my experience, so prepare to do it all, filters, light bulbs, etc.  

Here is a photo...Obviously the lights need to go.  

You can also assume numbers for the kitchen, baths, mechanicals, lighting, appliances, etc.

@Patrick Snyder , As a former roofing contractor my advice is to tread lightly.

Naturally we’d need some specialized training, he said – then the lights went dim.