I urge you to at least find a low cost MLS listing service. Without the exposure in the MLS, you are unlikely to be abel to actually find a buyer in any length of time. You would be relying on word of mouth vs. being exposed to the entire world of people who might be searching in your location. Plus, it would also be wise to re-assess your price. If you have to sell, cut your losses and SELL, rather than having months and months of carying costs that cost you more than it would if you wer just to cut your price up front.

You say you've threatened to call the cops if they physically hurt their sister... it sounds like you may have to do more than threaten if it ever happens again. Physical abuse is a crime, and I don't think you have to be 18 to be accountable. There is a very clear line of what can and can't be condoned, talked through or otherwise worked out and physical abuse is over that line. The boys need to know very plainly and in no uncertain terms that if they hurt the girls or anyone else, they will be picked up by the cops. As for the other stuff (lying, refusing to do chores), well, obviously that's harder to deal with because it's more vague. But I think it's safe to say that in most human dealings, the best way to influence or improve somebody's behavior is to make it real unpleasant for them to continue what they're doing... to make it in their interest to change their behavior. And let them know the deal so there is no surprise or uncertainty so that if they choose to misbehave they have no one to blame for the repercussions they suffer but themselves. It may not prove a foolproof method, but I'd guess it's worth a try. Like for example: "Dude, you are NOT going to like what happens if I hear you call your sister a bad name again, because you're not going to like scrubbing the floor with a toothbrush and vinegar at 5:00 in the morning. Your choice." Or: "yeah I know you don't really feel like doing the dishes. And I don't really feel like cooking you dinner or paying for your phone either. If you back out on your promises and contributions to the family, I guess others in the family have a right to back out on their promises and contributions to you. It's much better for all of us if we all pitch in and do things to help each other out. But again, your choice." You as the step-parent who isn't even living full-time with the step-kids REALLY don't have to do anything for them. Their mom obviously has to provide a basic decent level of care and make sure there's food in the house for them to eat, etc. But at their age she doesn't have to cook it! There are plenty of "extra" things you and she can leverage and refuse to do for them until they learn to behave decently, without running the risk of being negligent parents. In the meantime, though, do proceed with family counseling. Even though the boys' behavior desperately needs changing, it sounds like there are some genuine adjustment problems and anger issues that need to be addressed. Especially with the older boy, who sadly sounds like he has had a lot in his life to be angry about. He just can't be allowed to continue expressing it in the ways that he has been.

I see the disconnect. Your question was about obtaining architectural services. What you really wanted was to crowd source some opinions on how to modify your existing plan to meet the architectural requirement. Getting to the right question is often half the battle. Your goal for this discussion is how to comply with the 30% stone requirement? Well, I've got some bad news for you. A lot of times we get homeowners with stone and embellishments placed in all sorts of weird combinations. We try to talk them into understanding where stone should be used. Stone is a logical element. In your case, the stone is properly placed. Stone elements should be used to ground a structure. This is what I see in your elevation. You have grounded the stone by placing it as a band around the base of your home. Good job. If you try to add a wall face, it won't look as good as what you have already planned. I suggest looking at other materials that require less labor or material cost. But, the placement is spot on. You got it right the first time. Now you just need to get the cost under control.

What do you mean by "checked the shutoffs" please? Did you disconnect the supply line, open the valve, and nothing came out?