Woodsy. I have a sneaking suspicion I might know this one. Have PMed you with an address. If it is her run a bloody mile mate. Real fruit loop. I ended up taking follow up debtor action with her. Was good money but she ran hot and cold and wanted things done that I didn't really want to do and when we did it her way she would whinge at the result. Wanted her lawns cut so low it was scalping them. Sounds so much like the one you have. I wonder if it is her.