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“The first issue is the money from the tenants, which is twofold,” Mina said, selecting the first stack of ledgers. “On one hand, even though the books indicate a steady income, the actual numbers show a total of two-and-a-half thousand pounds is in arrears. It appears that the unpaid rents were carried forward.”

“Why would he do that?” Harry asked and knew instantly the hint of accusation in his tone was unappreciated.

“Perhaps he was saving families from being put out, much like he was for himself,” Mina replied stiffly. “I am not saying it was right, but his heart had good intentions.” All Harry could do was incline his head with an apologetic grimace and gesture for her to continue. “Funds listed as tenant income were borrowed from other sources and entered as income, essentially temporarily plugging holes with flimsy patches. So, instead of having an estate that could potentially bring you a generous income and steady living to all involved, it is operating at a deficit, with all expenses considered.” She sighed. “Secondly, the rents that are being collected have not been renegotiated in quite some time. The value of certain plots and products have increased, but the income from them to Ravenshire Manor has remained unchanged in at least a decade.” She riffled through another neat stack of papers and handed him a stack. “I have taken the liberty of drawing up new agreements for these lands, which will help alleviate the stress on the estate. All that is left is to serve and execute said agreements—something I cannot do.” Her glance in his direction confirmed that that was where Harry’s presence would be required.

“This will help over time,” he commented, nodding appreciatively at Mina’s careful work, even though it would take time they simply did not have.

“Yes,” Mina agreed. “Given more time, that would be beneficial. Another common remedy for an estate in this situation would be short-term loans to cover expenses. Now, seeing the paperwork you have provided, I understand that was already done several times over, and at exorbitant rates. I was able to find some corroborating paperwork before you arrived this morning.”

Harry nodded. As soon as he’d received Townsend’s notice, he’d had his solicitors investigate the cited loans and confirm that the debts did, indeed, exist. Mina was thorough, but he had not expected anything less.

“I have also toured the fields and investigated which ones require better drainage, which buildings require repair, and prioritized reassessing contracts with suppliers. These are, again, things I can easily account for and arrange, but cannot complete without the proper authority.” She gestured to the desk still piled high with estate books, rental rolls, vouchers, receipts, leases, and her father’s correspondence. Despite the dire circumstances, Harry could not help but rock back on his heels and shake his head in awe of all Mina had managed, the extensive knowledge in that beautiful brain of hers.

He allowed her to show him all the records she’d compiled, to which Harry said, “It seems to me that we must find a way to collect everything the estate is owed.” The sum would not solve all the problems, but it would be a start.

“We cannot simply march out to the farms and demand all arrears,” Mina exclaimed.

“Of course not!” Harry snorted. “What sort of monster do you think I am? Many of these families have worked these lands for generations; most of them are good people. If they have fallen behind on their rents, then there must be reasons for it.”

Mina eyed him thoughtfully for several heartbeats before she thumbed through the stack of parchment she held pressed to her chest. She held out a page to him; it was filled with her recognizable script of orderly columns and rows. “I was hoping you would say that,” she said with a hint of cheerfulness.

Harry accepted her offering and his eyes skimmed the information she’d compiled. “Three categories?”

Mina nodded. “You are correct; many tenants are good people; they have simply been undergoing temporary difficulties. Adam Wood took ill two winters ago, and his family has struggled to catch up ever since. The flooding on Paul Hill’s land has steadily worsened over the years, dramatically impacting his production.” She gestured to the further names in the column. “Giving them the tools they require to catch up on their rent keeps a productive tenant rather than forcing him off the land and leaving it vacant until a suitable replacement can move onto it.”

“You have been so thorough—you know these people so well,” Harry murmured, more than a little in awe.

“You used to, as well…before you left.” The silence following her unexpected words was weighty and uncomfortably full of all that remained unsaid between them.

Harry hated his cowardice, but he was the first to break their eye contact and look back at the parchment in his hand. He cleared his throat before saying, “And this second group?”

“Tenants who are profitable but are underpaying. Their leases have not been reassessed since we were children—some of them even longer. The land is worth far more now, and it has shown to be valuable. These are the leases I suggest we renegotiate.”

“Do we not run into a similar issue with the other tenants? That demanding they pay more might influence them to leave?”

“No one said that it was to be an unfair increase or intended to extort their productivity. They can be offered new terms for a longer lease with a modest increase in their rent. This gives the tenants security but also gives the estate predictable income.”

“Good,” Harry said with a nod.

“And then…we come to the last group. These are the tenants who, in my opinion, Ravenshire Manor would be better off without.”

“Bloodthirsty little thing,” Harry chuckled beneath his breath.

“These are men who have been given far too much grace. They comprise a majority of the arrears and—I suspect–they have been exploiting my father’s condition. They have paid little to nothing as far as rent, and they appear to make no effort to perform necessary upkeep.” Harry was pleased to see there were only a few names in that column; proof that those who resided on his lands were, in general, good men. “Luckily for us, most of their leases have already been allowed to lapse.”

“So, we take the necessary steps to take back the farms and lease them to better tenants?”

Mina nodded enthusiastically. “I have noted a couple of families with grown children in need of their own lands for their growing families; I believe they would benefit greatly from these opportunities, and they would be motivated to become good tenants to stay near their families. This could very quickly improve the estate’s future income.”

Harry paused when he saw the names at the top of that list. “There are some interesting prospects here.”

Mina’s smile glowed with mirth. “I thought you might feel that way.”

CHAPTER 10

“You are certain about this?” Harry asked, matching Mina’s stride while they ambled as best as they could down the path leading from Ravenshire Manor to the fields and farms belonging to the estate. Of the two thousand acres tied to the property, all but fifty acres were divided amongst eighteen tenant farmers. Luckily for them, the first farm they needed to visit was within a reasonable walking distance of the manor house. This first afternoon was intended to be an exploratory mission to see if there was any hope of Mina’s plans regarding the tenant farms coming to fruition. Having spent the last three days reviewing her plans, they’d both decided it was time to start enacting them.

“I am, indeed,” she chirped. The breeze kicked up, whipping her dark brown wool spencer around her legs. The air smelled of fallen leaves and the dampness that came from overnight frost thawing at sunrise.