11

Mabel

I was too exhausted to fully comprehend that my divorce was truly over. I knew it would happen fast after I showed them exactly all that I had, but I honestly didn't think they'd cave as much as they did.

Sure, there were still insulting parts, and the marquis refused to offer as much as his right hand would make but only what David's right hand would have over six years… But it was still more than I would have thought they would have truly given.

I knew it was more than to keep me quiet. Anyone with a brain would have figured that out.

Unfortunately for the Matthis family, David was an absolute moron. While what he said at the final hearing where we signed everything and made it official would give me nightmares, at least it was over.

And it would give me nightmares. He would.

I had a horrible one last night that he and Angie dragged me out of bed and back to hell to peel off my skin as he'd threatened.

Some sick part of me wanted to go find Angie where she was being held and be the one to laugh at her this time. All of her ranting about how much David loved her and nothing was more important to her… And he sold her out in under two weeks to save his own skin.

But honestly, all I wanted was to move on. It was why I'd agreed when Kathy had said we needed to get out and celebrate. It seemed silly to go to a dessert shop to celebrate my divorce, but I didn't know what else to do.

I was shocked.

I was afraid.

I was confused.

All of this raced through my mind as Kathy tried to engage me in conversation and I stared out the window. I nodded along, barely listening while trying to get myself together. If I could just figure out the first step to take next, I could come up with a plan.

But I'd put everything I had into getting the divorce, cutting myself clean from both families, and receiving enough money to survive. I'd done all of that.

Well, I'd done way more than that since I had more money than I could reasonably spend in my lifetime.

I just didn't know what came next.

The answer came to me like a beacon, seeing it up ahead. "Stop the carriage!"

"What? Why?" Kathy asked.

"We have to—I am going to give you your first lesson in something very important and men never fully teach women the way they should," I told her, thankful when the driver listened to me and pulled over to the curb. "We can add more desserts to celebrate."

"You are buying your first dress alone?" she asked, glancing out the window. "I was hoping maybe to talk you into that."

I actually swallowed a snicker as the door was opened and one of the count's knights offered his hand to me. "You can teach me how to do that." I turned to face Kathy once I was on the sidewalk.

"Teach you?" she asked as she got off as well. "You know what goes into a dress."

"No, I do not. I have never picked anything I have worn in my life. My father did and then my husband. I have been fitted, but they never even spoke directly to me or asked me anything. I have no idea how to handle that."

Pity filled her eyes and she nodded. "Well, Colin made sure I was well prepared and I picked out my own debutant gown that the queen complimented. So I do know how to handle that." She glanced around with a frown. "Now, what are you teaching me?"

I looped her arm with mine and headed towards the business that had caught my eye. "Real estate. I am going to give you your first lesson in real estate, my dear Kathy."

She was quiet a moment but then flinched. "Oh, you are not just—you are diving in. There is no need to rush or—"

"There is, actually," I argued gently. "No one knows the outcome yet. The moment they do or whispers start about how much I have come into—people are rather unscrupulous. Certain people with influence will be petty and we both know that."

She flinched again. "Yes, I supposed they would think to keep you from being able to purchase your own house." She patted my arm. "You do not have to worry about that and stay with us to—"

"I need to do this, Kathy. I need to be free, not a dependent no matter how lovely your brother has been to me." I thanked the knight who opened the door for us and let go of Kathy's arm. "I want to do this. For me."

"Then I am with you completely and support you."

I knew she would.

There were several men in the large office, all curious as to who we were. I looked right past the one with too wide of a smile and greed in his eyes. I moved past another who was sitting at a disorganized desk and tripping over himself to approach me.

Neither would be useful to me.

No, I went for the quiet man whose area was well organized and had barely looked up from what he was working on. That was a diligent man who had his priorities in line and didn't need to hustle for clients.

Because the clients he dealt with probably never went to anyone else after him.

"Good morning, I am in the marking for a house in the capital," I said as I stopped at his desk. "Is there a chance you could possibly help me with that or can I make an appointment?"

He looked up at me and hurried to his feet, giving a bow. "I actually had a cancelation, so I can help you as you like until one this afternoon, My Lady. I have an appointment then."

I thanked him and whispered to Kathy to take everything in and I would tell her more later. She was fascinated and nodded, looking over the whole office.

"You are looking at the townhomes in one of the nobles' districts?" he checked. "I can show you the listings of what we have available."

Even though this was spur of the moment, I knew my answer without even having to think about it. "No, in one of the high-class districts actually."

The man with the too big smile came over with another of his collogues who looked like they were confident they could get easy prey. "My Lady, you do not want that. You want one of the noble districts, of course. I can show you the finest—"

I had planned to be discrete in my teachings, but I wasn't going to allow Kathy to be subjected to this sort of behavior. I turned to her with a smile. "Never, not ever, work with someone like him. That is my first lesson."

"Excuse me?" the man scoffed.

I ignored him and went on. "Someone who would poach an opportunity from a collogue is someone you cannot trust. Someone you cannot trust is not someone you ever involve in your business. Plus, his job is to cater to my needs and find something within the requirements I give.

"To immediately change my answer before bothering to ask me why I said what I did is someone who will ignore my other requirements. I would spend too much time arguing with him for what I want, and my time is too valuable. Plus, then I would have to pay him a commission on the property, and that makes me look like a fool, does not it?"

Kathy glanced from me to the man then back to me. "Yes, I completely understand what you are saying. He's looking down on you if he cannot respect your first requirement."

"Exactly." I focused on the man and gave him a hard look. "You were not invited to this conversation. I asked this gentleman. Please remember your manners going forward or I will have to speak to the owner of this business."

He looked like he swallowed something bitter but gave a sharp nod and a mumbled apology before heading off.

The man I'd approached looked as if he was having a hard time not laughing. "I was just about to ask you why you would want that when you are a noble, My Lady."

"And that is the appropriate way to handle it," I told Kathy. "Not only because it is not what most nobles do, but it gives him insight into what I am specifically looking for. That's a smart man who does not want to waste either of our valuable time because he's just as busy."

"Colin says the same," she agreed.

I smiled at the man but was also explaining it for Kathy. "Buying in the nobles' districts is a horrible value. You buy the ‘prestige' and the history of someone's house pretending not to have fallen on hard times. Or other nobles buy houses to give them notoriety and sell them every few years. That drives up the prices, and the value is not there for the house.

"And too many are older and not updated because for all of their money, nobles are fairly cheap. They also hide the most in their listings and no one would dare argue against them." I lowered my voice and leaned into Kathy, knowing the man would still hear me. "Plus, for my situation, it gives too many people access to me.

"They would have the excuse of being just down the street or on their way home to drop by. Most would test me or throw a fit that I was there. Either way, it's best to sidestep all of that and simply buy what has what I want. I would get a better value that way, a new home with updated features, and there are some high-class districts that are gated with guards."

Understanding filled the man's eyes. "I understand completely, Countess."

Him figuring out who I was only proved my point that he was well informed and knew enough to be useful.

Kathy did a double take. "He is smart. This is way more instructive than my tutor."

I nodded. I'd never bought real estate or handled many business meetings myself, but I'd learned a lot taking care of so much for my father and husband. Plus, while I'd not experienced all that much, I kept up to date on much including the market of most businesses.

Real estate included.

"I am looking for a gated, high-class district, and if there is one that does not allow visitors without prior notice or confirmation, that would be best. Only allows in residents. I assume it would be more for that, but that's fine." I waited until he nodded. "Anything with a problem or sale falling through would be at the top of my list to look at first."

He did a double take but then smiled before looking at Kathy. "Because the countess would like a quick sale or someone who needs to offload the property and will not care of her situation."

"Exactly," I confirmed for Kathy. "Normally, you would take your time and haggle, make sure all of the pieces are together and nothing is hidden, but a property that had the sale fall through at the last minute has a lot of that all ready to go. Business is all about adapting to your current needs so you have a stronger position later."

"Yes, you can get anything now to have a house, but in five years when your issues are old news, you'd have no resistance to buying anything you want."

She caught on quick and knew how to be subtle in public. Kathy Follan truly was impressive.

The man opened his mouth but then flinched, blinking at me several times before opening his desk drawer and pulling out a file. "Actually, depending on your budget, I might have the perfect place for you, My Lady. It was meant for a very wealthy family and just completed. The builder specifically designed it to catch their eye and bring them to the neighborhood."

"As that would bring up the value of the district and the houses he would sell after," I explained for Kathy. "Why did they not buy it?"

"I cannot say for sure, but what I heard is they're possibly expecting a noble title and then they'd want to buy in the noble district," he said quietly. "However, they've made it clear that if it does not happen, they will take the house. So while there's no contract, other potential buyers of the upper class will not get involved."

"I would not care about that if the builder is more concerned about having it sold instead of holding the debt on his balance sheet," I muttered, curious as to what was in the folder.

"He is from what he told me." He cleared his throat and handed me the listing sheet. "I apologize to be blunt, My Lady, but the price is high given who the intended client was. I do not want to be presumptive either way, but is this an option for you? Or if you can give me a range, that might be the place to start."

I glanced down at the large amount and nodded. "I can more than handle that as long as the value is there. I was not looking for one this much, but if it fits the most important requirements, that's fine."

He glanced at his watch and nodded. "I can take you to see it right now and discuss the property on the way since you undoubtedly have a packed day, My Lady."

And he didn't want anyone in his office overhearing more.

Good, neither did I.

I agreed and promised we would bring him back either way since we had been heading to another destination.

Once we were in the carriage, Kathy and I looked over the floorplans as he told me about the house. Thirteen bedrooms and eleven bathrooms sounded ridiculous, but when he explained that there was an attached staff house, it made a lot more sense.

And became a lot more appealing to me. I would need to hire my own guards, and having them reside at my house would be best.

It was a corner lot, so it was bigger than others in the district and planned that way for the intended client. The street was a who's who of important commoners, so security was tight and police patrols were common like in the noble districts.

The more he talked, the more I was accepting of the idea even if it was much bigger than I'd thought to look at. He was honest but savvy, knowing what I would want from mentioning having a neighbor only on one side since it was a corner to the streetlamps that would illuminate two sides and be better for security.

"Oh, Mabel, look at the balconies," Kathy gushed after we arrived and stepped out of the carriage. She turned to the man and smiled. "How is the backyard? Was the terrace done well for tea parties and hosting?"

He handled the abrupt shift in agenda well. "Yes, from what I have heard, My Lady, but they weren't finished when I was last in this area. I only saw the inside a bit as the builder has been showcasing the house to other real estate agents so we know the potential of this district."

"That's a security concern, My Lady," one of the count's knights said. "That's too many who could know the floor plan and more of your house."

"You are not wrong, but anyone with a few gold can buy the plans of any house in the capital at the land commission office," I told him, nodding when they shared a look. "I could have you the plans of the count's house in the capital in two days. His estate in his territory is a different story."

"I didn't know that," one of the knights admitted. "Thank you for explaining it, My Lady."

The house was everything I never knew I wanted. Five floors with a basement, and the top floor was a study with gorgeous skylights and a rooftop terrace that I instantly fell in love with.

I swallowed a giggle when we finished with the tour and I realized how much nicer it was than David's house in the capital. It was leaps and bounds nicer than the house my family had once had and sold after my father's shoddy investments. I honestly didn't know if they had a new house in the capital or not.

Those people aren't my family. They never were worth any consideration, and I won't start thinking about them now.

I turned and smiled at the agent. "I want to see the last inspection. I will possibly ask for my own, but if Count Follan knows the inspector or has worked with him, I might be willing to accept what already is as long as it's recent. The price is fine, but since it is new construction and was designed with someone specifically in mind, I might ask for a few concessions."

"Could you give me an example, My Lady?" he asked, giving me a curious look.

"The people they designed this house for clearly had children. I do not. I would want different colors in the rooms they set up for a young girl. Since they did not leave it as a blank canvas as other new construction, that's not too much to ask for. Or the two rooms they have as a playroom and study room for children. I would like bookshelves put in one for what I need."

He nodded as he jotted some things down in his notebook. "I understand. Some inside cosmetic changes that could even be handled when it gets colder or a day construction cannot happen outside." He gave me a look that my answer should be that to get what I wanted.

Fair enough. I was reasonable, and it wasn't like I wanted anything major like the windows all changed out. To make this headache go away for the builder, he should be more than willing to give me what I wanted.

Especially since I wasn't going to touch all that much.

Oh, and the terrace and backyard were amazing. It was nicer than the count's townhouse even, and Kathy was excited to have parties.

Well, maybe small ones with trusted people, but she would be upset when she learned how many nobles would not dare step foot in a commoner's district, even the high-class ones.

But that was something I could absolutely use to my advantage and I would.

I gave the agent Alec's information so he could start up the contract with him since I was going to still use him as my attorney for now. Kathy was so excited for me but kept it under wraps when we went to the dessert shop and picked out several things.

The whispers started almost immediately, and there were a few comments of how shameless I was to already be out and about showing my face.

I stopped Kathy when it was clear she wanted to retaliate. "Let the petty people be petty," I said quietly as we browsed the display case. "Those are fights you cannot win and will easily be turned around on you. Note who they are and simply do not involve yourself with them. If they do not even have the courage to say anything to my face, they are not worth acknowledging."

"It seems like letting them win," she muttered, shaking her head but backing down.

I understood her mindset and it wasn't fair, but giving a fire oxygen just made it burn hotter. That was the situation we were in, and I wasn't going to let any of these idiots who wanted to shine brightly in public use me to do it.

Just as we finished picking and I was about to pay, a man moved into my path and turned his lip at me. Instinctively, I pushed Kathy behind me and kept her out of his reach.

"I find it distasteful that you are here ruining the mood for the rest of us, Countess," he sneered.

I raised an eyebrow at that. "Well, no one asked your opinion, and your delicate feelings aren't my responsibility, sir." I kept up the act and glanced around when people gasped. "I apologize. I assumed you were a commoner. I never thought anyone of the nobility could have such poor manners as to hassle a woman at a dessert shop simply making purchases."

Anger filled his eyes at being talked down to like that but also at not being recognized.

I knew full well who he was, but he wasn't worth caring about. "What is your name then? You must have a higher rank than me to be so brazen and self-important, yes?"

He wasn't. He was a viscount from nowhere important and probably in the capital trying to land a wife that could give his estate the money it needed from what I knew.

I smirked at him when he seemed at a loss for words. "Oh dear, well, I'll expect a written apology from you as the honor of a noble dictates. I would not want to have to bring this up to the court of nobles given I kept my title as a countess even if I am divorced."

I was actually shocked to find out that I would when I first reached the police station after leaving my father's estate and Count Follan mentioned it. It was a law that was enacted about a decade ago to keep things even for both parties after they divorced.

Basically, it was a protection put in place so David could never use his rank on me. It was smart and I appreciated it… Even if it was in name only. The law was clear that I couldn't use it to elevate anyone's status. So a man who married me would not become a count. I would become whatever his rank was but stay a noble if he was a commoner.

Again, I understood that and agreed.

However, it was a moot point since I was never going to get married again. I couldn't ever see myself having that amount of trust when it was of my own decision.

"What was your name?" I pushed when he simply stared at me in shock. Instead of answering, he let out a huff and stormed out of the shop… Much to the shock of the woman who then ran after him. I turned to the employee at the counter. "They paid for their food, right? I would not want you to get stiffed for his rudeness."

Her lips twitched. "Yes, they paid first, My Lady."

"Wonderful. What will my total be?" I gave her the amount plus a tip, apologizing for the scene he caused in their business.

"Find out who that man is and—" Kathy instructed the knights when we were back at the carriage and they accepted what we'd bought to carry.

"I know." I smiled at her when she did a double take. "I know everyone in the nobility." I leaned in and kissed her forehead. "I came out the winner because I picked the right battle to take on. That is what you must learn." I cupped her cheek and gave her a look of love. "You taught me to have the courage to fight and value myself. I will teach you which fights to have."

"Thank you, Mabel," she whispered, blinking back tears.

I wasn't all that much older than her, but she was at a tough age. I'd been about to be married at her age and everything was so confusing and too much to handle alone. She had lost her mother too young and needed the guidance to survive the rough waters of the nobility.

So if nothing else, I would give her the proper example and stay strong so Kathy never learned what I did.

And I did exactly that when we arrived back at her house and her brother confronted me about the insanity of what I planned to purchase. I was proud of myself as I stood toe to toe with him and reminded him that I was a guest, not his ward, and of the same rank as him, so in the future, I would appreciate him to remember that.

If not, I could leave his home immediately and find other lodgings.

"I have taught you well, Mabel," Kathy praised… And then laid into her brother about how much I'd already taught her and how smart I was to make a move so fast. So to help me or she would not speak to him for a week.

Fine, I needed to work with her on her threats, but she didn't have all that much to work with as his ward. Then again, from the reaction of the count, she knew what to use to hurt him most. He looked as if he'd been stabbed with something sharp and immediately changed his tune.

Kathy apparently already knew this lesson well.