“Have a seat. Can I get you something to drink?”

“No, thanks,” Tessa replied, lowering herself onto the pretentious little couch in the awkwardly designed living room. She had to admit, the place looked like it was straight out of a magazine and equally as homey too. She had to wonder whether Luanne had removed plastic covers from the furniture before Tessa’s arrival. Probably not. Knowing Luanne, she would’ve left them on because she wouldn’t want Tessa to touch her things.

“What can I help you with?” Luanne asked, primly lowering herself into an ugly side chair and crossing her legs like a debutante on display. Damn, this woman was absolutely nothing like her father, nor was she anything remotely close to how Tessa remembered her either. They hadn’t spoken to each other in years, not since Luanne married Jacob Matthew Rosenbough the Third about five years prior.

“I wanted to talk to you about your dad’s farm,” Tessa stated, figuring she might as well get right down to business. No sense beating around the bush when Tessa would much prefer getting the hell out of dodge as soon as possible.

“In case you haven’t noticed, the farm belongs to me now.”

Oh she noticed all right. Biting her tongue to keep from being sarcastic, Tessa forced a smile. “I’m sorry, I meant your farm.”

Luanne nodded, her perfectly coifed hair never budging an inch. She must’ve used plaster to keep that thing in place.

Shaking her head to regain her focus, grateful that her own hair actually moved, Tessa continued. “I was wondering whether you received my last payment.”

After some research, Tessa found out that her last two checks hadn’t been cashed, which meant, either Luanne didn’t receive them, or she purposely didn’t cash them for whatever reason. Based on the fact that Cooper Krenshaw believed he was about to become the new owner of the Deluth land, she had to assume the latter was the case.

“What in heaven’s name are you talking about?” Luanne asked, her real accent coming out in spades. That was an easy tell. When the woman was lying, she obviously had a hard time keeping up the rich, socialite front. That and the way Luanne’s jaw ticked, a clear sign the woman was hiding something.

Figuring it wasn’t in her best interest to get defensive, she decided to explain the situation. “Your father and I had an agreement,” Tessa began. “I’ve been paying him every month for the last several years until I could come up with the entire down payment on his land. At that point, I was going to take possession of the house and continue paying him the agreed upon price.”

Luanne cocked an eyebrow, but Tessa could tell that the confused look was for her benefit. “I’m sorry, Tessa. I don’t know about any agreement that my father made. He wasn’t very good about keeping records,” she said snidely, “and when he passed away everything was willed to me.”

Tessa clamped her jaw shut, breathing in through her nose and trying to rein in her temper. This was not going to go well if she lost it. Instead of arguing, she waited for Luanne to continue.

“And besides the fact that my father was much too generous with you over the years, I’ve actually sold the land to a really nice man who was willing to pay a much more reasonable price,” Luanne smiled greedily. “I’m sure you’ve met him.”

Wait. More reasonable than what? If Luanne didn’t know about the agreement, how would she know what was considered more reasonable?

To Tessa’s surprise, Luanne didn’t actually elaborate on whom she sold the land to. Because Cooper was famous, she figured Luanne would be all about bragging around town. But Tessa didn’t need Luanne to give her the details, she already knew.

“I’m confused,” Tessa said, pretending Luanne hadn’t out and out lied about the agreement between Tessa and Luanne’s father that she initially claimed she didn’t know about. “I’ve got an agreement.”

“And that agreement is null and void now that my father passed away. If I’d had my way, he never would’ve made a deal with you in the first place.”

Well, the truth was out at least. Not that it made her feel any better. Tessa clenched her hands at her side, but she didn’t move. “So, where’s my money?”

“Oh, honey, don’t you worry your pretty little head. I don’t need your money. You’ll get back every penny.”

So Luanne did know about the money. Did the woman not realize she was revealing her lie? Or maybe she did it so often that she didn’t even notice.

But despite Luanne’s lies and her deceit, Tessa didn’t want her money back. She wanted the land. She had plans for that land, and she was almost in a position to make her dreams come true. What was she supposed to do now?

“Since I was able to sell the land for almost twice as much as what my father was going to sell it to you, I think it’s safe to say your offer no longer holds my interest. Unless, of course, you’d like to make another offer. But, keep in mind, the person who is purchasing is willing to pay cash. Up front.”

Tessa felt defeated. It wouldn’t matter at this point what she did or said. She couldn’t even afford a lawyer to fight Luanne. If Cooper was willing to pay twice what Tessa had agreed to, she would never be able to afford it. Not to mention, she hadn’t even been able to come up with the down payment in cash, much less the full asking price.

Realizing she was beating a dead horse, and she was only going to get herself worked up, Tessa decided enough was enough. Her temper was hovering on the brink of explosive, and the last thing she wanted was for Luanne to see how defeated she felt.

Standing from her seat, Tessa headed toward the door without saying another word. It was that, or she was going to scratch the woman’s eyeballs out. Her emotions were churning like a violent, straight-line wind, and any minute, it was going to start swirling, taking out everything in her path.

Fifteen minutes later, Tessa was pulling into Charlie’s Restaurant. After leaving Luanne’s, she called Jack and asked him to meet her. She wasn’t sure why she needed to talk to her younger brother, but she knew, if anyone could, he’d be able to put this entire situation in perspective. She couldn’t call Adam because he had no idea that she had even been trying to buy the land, and she didn’t want to put him in the middle. Since Cooper was his friend and the man who was buying the Deluth farm, she felt as though he might not understand.