I know what you mean about canyons, but there are a lot that are usable. You *may* need to do some work to make some of them more usable, however. My last house had the canyon thing going on and I was lucky that a former owner had done some proper terracing. Something like Iroquois though, you’re right, pretty much a lost cause.

And I know what you mean on the bridesmaid thing. Well, except that I’m a guy. But hey, if TG said it, I can hang with that. Just got done being bridesmaided. I’ll update the thread I started on that soon.

I hear you on should and is, so maybe there isn’t anything out there besides my thoughts for how things should be, but maybe I can be more helpful (since I’m burned out on my own ‘hood).

Since you’re looking in the area I canvassed (and bought) last time I was in the market, I might be able to help find something you’re missing (or not…). If you’re comfortable PM’ing me with your criteria, I can see what I can find.