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“Fine,” he grunted.

“If you’d prefer to meet another time…” When he didn’t look dead on his feet.

His mouth flattened, and he glared defiantly at her. All right. They were proceeding then. She cleared her throat. “Perry, this looks excellent.” She held out the lease. “Please take this down to the Yateses for signing.”

The Duke straightened. “The Yateses?”

“This is their amended lease. We’ve granted them a two-year remission of rent⁠—”

“Is two years enough?”

Theo’s brows inched up. He wanted her to allot more? “The eldest son is fifteen, and the rest of the boys were already helping on the farm, but they’re all lads. The two years will allow the eldest to grow into his father’s role.”

Perry took the lease from her and gave her a nod.

“Even with temporary relief from rent, how will they afford basic necessities?” His Grace asked.

“We’ll provide seed for next season’s planting. Mr. Turner, the village blacksmith, has taken one of the boys on as an apprentice, which will provide them with some wages in the absence of harvest income. He will also supply anything they require free-of-charge this year. The community is rallying behind them. We will ensure they are kept on their feet while they recover.”

The Duke nodded slowly, running his fingers over his chin. “It would appear you’ve thought of everything.”

Theo caught Perry shrugging into his coat in the periphery of her vision. Then he exited the office, waving over his shoulder as he disappeared through the door.

She met the Duke’s gaze and cocked a brow. “I wouldn’t be doing my job well if I didn’t.”

He glanced down, studying his lap intently. “You’ve done an exceptional job running my estate. While I’ve been…all but absent.”

“That is what I am here for, Your Grace,” she said slowly. Was that guilt she detected in his tone? “You can be as hands-on or hands-off as you please, and I will ensure this estate thrives.”

He finally met her gaze again, grey eyes searching hers. “You could have easily taken advantage. Anyone in your position could have.”

“I could have,” she agreed. It would have only been too easy. All they’d shared over the years had been letters. Reports. He’d never requested any documentation, no ledgers or accounting. He’d taken her at her word.

“It was incredibly foolish.”

Unfortunately, in this world it was. She could have siphoned money from this estate until it was drowning in debt.

“Some might say it wasn’t very sensible of you,” she said, unable to keep the faint teasing from her tone.

“We can’t all be as sensible as you, Miss Dawson.”

“I know. I do try not to hold it against everyone else. I have long since accepted that my level of greatness is one few ever reach.”

His lips twitched, and her heart leaped. A smile? No. It couldn’t be.

“You jest,” he said softly. “But I’m not so sure there’s any falsehood there.”

Warmth rushed through her chest. She steeled herself against the pride flooding her at his words. He might have more of a silver tongue than he thought he did. He was a man of few words, but the ones he did manage were devastating—perhaps even more for it.

She cleared her throat. “Perhaps we should get to business?”

He nodded, so Theo launched into the various avenues she’d been exploring. She really liked the idea of diversifying their farming to include sheep farming. They had plenty of pastureland for it. She was kicking herself for not exploring the option earlier; then they’d have an already established herd. They’d become complacent because everything had been running well as is.

She’d always sought improvements, researching new farming technologies and advancements, but she hadn’t explored branching out to add additional income streams to the estate. A total lapse in judgment on her part.

“And beyond the sheep farming, I also think it’d be in our best interest to fell any mature timber on the estate. Then there are the limestone deposits I mentioned earlier…”

The Duke hid his yawn behind his hand—his third yawn. The dark circles under his eyes were more pronounced now, the strain showing on his face. She wasn’t so sure he’d retained any of what she’d just said, let alone had the wherewithal to make an informed decision in his current state.