[FastEddy]

Thank you, Mr. Putnam, I will call Thomas Hardware. BTW, my builder (JCF in Coos Bay) is of the same opinion: It is going to be "some project." How something sooooo seemingly simple can cause sooooo much trouble, aggravation and skinned knuckles, is beyond me. But I am on a mission to replace with something that works!

Thanks again for your advice and assistance.

EHT