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“Mr. Moore,” he called out. “Fetch us some refreshments. It would appear Miss Dawson is in need of a cooling draught, and you something for that cough.”

“St-straight away, Your Grace.” Perry hurried from the room, but not before he threw a look Theo’s way that screamed she was giving him answers later.

As soon as he left, Theo dropped her forehead to her desk. Maybe it would swallow her, and she’d be free from her embarrassment.

“So… Shall we return to how well-endowed I am?”

She grumbled into her paperwork, and he chuckled. The sound slid inside her and fluttered around. Theo lifted her head. “Your Grace,” she chastised.

He lifted his hands. “In regard to limestone. Goodness, Miss Dawson, where did your mind wander?”

“Don’t pretend innocence, Duke,” she muttered. “You’re the one placing images in my mind. Testing the sturdiness of my desk. You’re not being subtle either.” She nodded to her clerk’s empty desk.

“I couldn’t help it.” He leaned forward, his voice dropping to a nearly inaudible whisper. “Do you know how perfect this desk would be to shag you over?”

Her breath hitched, and she shifted, which only increased the ache between her thighs. She leaned forward, only a few inches of space separating them over her desk. “As a matter-of-fact, yes. I can picture at least three ways I’d like to try off the top of my head.”

His eyes widened in surprise.

She sat back, a little thrill running through her. She loved catching him off guard. She’d give as good as he gave. “But they’re never happening. So let us discuss business.” She slapped her notes in front of him.

His gaze narrowed.

“I believe we should bring in some local surveyors and consult with quarrymen. I’ve marked down where we have records of the most significant limestone presence. I suggest we start there. It’s not a quick process, and you won’t see profits immediately, but this could lead to the estate being in a better financial position than before the fire. The potential here is…great, Your Grace. As well as the added diversification, so when events like the one we’re currently facing occur, you have some risk-mitigation.”

All teasing was gone from his face, and he rubbed his chin with his thumb and forefinger. “How long?”

“One to five years would be my estimate. And it would require upfront capital.”

“So, a further setback in my financial position.”

“Yes.”

His gaze met hers. “Can I afford that?”

Theo shifted her papers around until she found the one she was looking for. She slid it toward His Grace. She tapped the paper. “We fund it this way.”

His gaze scanned the paper, then lifted to hers. “We lease the rights.”

“Yes. It’s not ideal. You cut your future profits substantially, but as the saying goes, beggars can’t be choosers. And I’ve been studying leasing agreements. We can do a term contract so that eventually all rights revert back to you.”

He frowned at the paper. “I’m in no position to be greedy,” he agreed.

She nodded. “It gives you an upfront lump sum and ongoing royalties based on extraction, which will help cover the cost of the rent forgiveness we’re providing.”

He was nodding. “I like it.”

An intoxicating swell filled her chest. Excellent. She couldn’t wait to show him what she had next.

He stiffened slightly, something in his demeanor turning…guarded. “Now, my foundling home investment. As you know, that’s an incredibly large endeavor.”

What a wonderful segue. “I’m going to be blunt, Your Grace. You cannot afford to fund the entire venture any longer. Not when you need to retain a portion of those funds to offset the losses you’ve acquired and preserve your accustomed style of living.”

“Unacceptable.”

The glare he sent her way should have incinerated on the spot. But all it did was make something soften inside her. One learned a lot about a man by examining his affairs. She knew the money he spent at brothels. She knew he gambled just as much as any other gentleman, bought whisky and French brandy that was so expensive she’d nearly hyperventilated when she saw the cost.

But she also knew he approved any credit his grandmother put on their account. She knew as much as he spent on material frivolous things…he spent even more supporting his foundling home. And that he was planning on spending an enormous sum to open another—all on his own. Perhaps that was why her defenses had melted so quickly with him. He may present himself as cold, as intimidating, but she was privy to what lay beneath the iron. What that fortress hid inside.