It's nice when things come together and work the way you like them to. I admire you for your tenacity, as I think I would have had already opened the yellow pages to "P" for painters if I was dealing with this guy.

He may be ADD. He sounds a bit passive/agressive to me with leaving you messes and leaving the gate open after you've asked him not to. Please be careful! You are right, there is only so much you can do. Acquiring a work ethic, or actually a new work ethic, will take willingness and effort on his part as well as time for it to develop and for him to try it and see how it works.

You are very kind to want to be helpful to him. Please look out for yourself with the same kindness!