#commercial loan terms
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hardmoneymarket · 3 months ago
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Essential Considerations for Refinancing Your Commercial Property | Hardmoney Market
Discover the essential factors to consider when refinancing your commercial property, including interest rates, loan terms, and property value, to maximize your investment returns.
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bullventurecapital · 2 days ago
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What Do You Mean By Investment property financing?
Sometimes, real estate investors need specialty financing to increase their potential for long-term wealth. There are options like asset-based lending and investment property financing that will offer unique opportunities that make property investing more accessible and profitable. Are you someone who wants to gather more facts about the Asset-based lending, Investment property financing? If Yes. This is the best place where people can gather more facts about the Asset-based lending, Investment property financing.
Qualify a little easier
It's based on the value of the property to be financed and not on the credit profile of the borrower or the financial history, making it easier for investors that do not have a good credit profile to qualify for the finances needed, hence more inclusionary in real estate financing.
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Investment property financing
The loan is quickly built based on speed, with approval procedures streamlined to favor the value of the asset. It opens room for investors in the real estate world to seal in time-sensitive deals and take advantage of opportunities available by locking in their profits as soon as possible.
Whether it is asset-based lending or investment property finance, these financings are flexible concerning how the money is to be used. If it's a new acquisition, renovation, or even operational expenditure, these financing options can be molded according to what the investor needs.
Interest payments and other management-related costs are deductible, which enables investors to have an upper hand in terms of tax incentives. Such tax incentives consequently decrease the general cost of borrowed money since financing becomes much cheaper.
These financing options will become methods of purchasing income-generating properties, for which the capital appreciation will, subsequently, accrue in due course. In financing, investors will augment their portfolio, create and earn rental income, and be building equity so that the acquired wealth will last.
Asset-based lending and investment property financing are great options for the real estate investor who is looking to add to their portfolio or build some cash flow. With ease of qualification, fast funding, flexibility, tax benefits, and long-term wealth building, it is no wonder these financing options form the underpinning of any successful real estate investing.
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knotegroups · 4 months ago
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How Short Term Commercial Loans Can Help Aussie Entrepreneurs
Starting and running a business can be an exciting journey, but it also comes with many financial challenges. For many Australian entrepreneurs, short term commercial loans can be the perfect solution to overcome these hurdles and keep their businesses thriving.
In this blog post, we’ll explore how short-term cash business loans can help Aussie entrepreneurs succeed.
What are Short-Term Commercial Loans?
Short term commercial loans are designed to provide quick access to funds for businesses that need immediate financial support. Unlike long-term loans, which can take years to repay, short-term loans typically have a repayment period of up to one year. This makes them ideal for covering temporary cash flow issues, seising business opportunities, or managing unexpected expenses.
Benefits of Short-Term Business Funding
1. Quick Access to Cash
One of the biggest advantages of short-term commercial loans is the speed at which you can access funds. Many lenders offer fast approval processes, sometimes within 24 hours, allowing you to address urgent financial needs promptly.
2. Flexibility in Use
Short-term cash business loans provide flexibility in how you use the funds. Whether you need to purchase inventory, upgrade equipment, or cover payroll, these loans give you the freedom to allocate the money where it’s needed most.
3. Easier Approval Process
Compared to long-term loans, short-term business funding often has less stringent approval criteria. This means that even if your business is relatively new or has a less-than-perfect credit history, you still have a good chance of securing a loan.
4. Boost Business Growth
Short-term loans can be instrumental in seising growth opportunities. For example, if you come across a great deal on bulk inventory or a chance to expand your operations, having quick access to funds can help you capitalise on these opportunities without delay.
How to Choose the Right Short-Term Loan
When considering short term commercial loans, it’s important to choose the right one for your business needs. Here are a few tips to help you make an informed decision:
1. Compare Interest Rates
Interest rates can vary significantly between lenders, so it’s crucial to shop around and compare rates. Look for a loan with competitive rates to minimise the cost of borrowing.
2. Understand the Terms
Make sure you fully understand the terms and conditions of the loan, including repayment schedules, fees, and any penalties for early repayment. Clear understanding ensures you won’t face any surprises down the road.
3. Assess Your Repayment Ability
Before taking out a short-term loan, assess your business’s ability to repay it within the specified timeframe. Ensure that the loan won’t place undue strain on your finances.
Conclusion
For Australian entrepreneurs, short-term commercial loans can provide the necessary financial support to overcome challenges and seize new opportunities. With benefits like quick access to cash, flexibility in use, and an easier approval process, these loans are a valuable tool for any business owner. By carefully selecting the right loan and managing it responsibly, you can ensure your business remains on a path to growth and success.
If you’re considering a short-term loan, take the time to research and compare your options to find the best fit for your business needs. With the right approach, short-term business funding can be the boost your Aussie business needs to thrive.
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investingdrone · 6 months ago
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Understanding New Loan Disclaimers In The United States 2024
Have you ever dreamed of a new car, a comfortable home renovation, or finally tackling a mountain of student loans? Borrowing money can be a great way to achieve your goals, but it’s important to understand what you’re really getting into. That’s where loan disclaimers come in – they’re like a little map hidden in a treasure chest, guiding you to understand the true cost and terms of your…
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a-tools · 7 months ago
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Business Loan Calculator helps you estimate monthly payments, interest costs, total repayment amounts, and amortization schedules for various loan scenarios and could secure the best terms for your business loan.
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creditcooperativeca · 9 months ago
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PROGRAMME DE FINANCEMENT PERSONNEL CA
Obtenir un prêt à l’étranger peut être plus facile que vous ne le pensez.
CA crédit coopératif est un syst��me de prêt collaboratif qui met en relation un groupe d'emprunteurs particuliers et d'investisseurs professionnels, vous permettant de bénéficier de prêts personnels sans frais pour tout projet sous forme de prêt.
Nos solutions de financement s'adressent aux particuliers, aux start-up, scale-up et PME, ainsi qu'aux TPE, entreprises sociales et coopératives basées dans la zone euro.
La source des informations :
👇 Service client disponible : du lundi au vendredi de 9h00 à 17h30
* https://wa.me/33757755033[WhatsApp]
*https://t.me/Privatkreditca [Télégramme]
Sincèrement.
Relation marketing
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rembrandtinvestments · 11 months ago
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Short-term Commercial Loans | Rembrandtinvestments.io
Secure short-term commercial loans from Rembrandtinvestments.io and get the financial freedom you need to take your business to the next level. Get the funds you need, fast and easy.
Short-term commercial loans
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texascommercial · 1 year ago
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5 Considerations for a Long-Term Commercial Loan in San Antonio
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Do you want to grow your business in San Antonio? Consider a long-term Commercial loan in San Antonio. However, everyone is not accustomed to the ins and outs of the lending industry. There are key factors you need to consider to navigate this process successfully.
Evaluate Your Business Needs- Determine your business needs precisely and make sure how much funding you require. Consider how you can use the loan to improve your business operations. It will help you to choose the right loan type that aligns with your goals. Also, conduct a careful evaluation of your business’s financial health including financial records, credit history, and cash flow. It will increase your chances of approval.
Research and Compare Lenders- From traditional banks to private lenders, you will find several options. Do research on it and compare different lenders in terms of their interest rates, repayment terms and eligibility criteria. Choose a lender who specializes in providing long-term commercial loans to businesses. In addition, gather valuable insights into the lender’s reputation and customer service.
Make a Business Plan- Consider a well-structured and detailed business plan when applying for a long-term commercial loan. It should include your company’s mission, vision, target market, competitive analysis and growth strategies. It should also include a complete financial projection. It helps the lenders to understand your business future so they can trust you.
Collateral and Down Payment- IN some cases, lenders may need collateral to secure a long-term commercial loan. It can be in the form of real estate, equipment or any other valuable asset. Make sure about it. Also, a down payment may improve your loan terms.
Consult A Trusted Financial Advisor- This process can be complex if you are new to the process. This is why it is better to consult a trusted financial advisor or a loan specialist for better information. It can guide you through the application process.
In a nutshell, you should take a proactive approach when applying for a long-term commercial loan in San Antonio. Always consider a reputed and reliable lender for this loan who can meet your loan needs.
Looking for a long-term Commercial loan in San Antonio? Visit www.texascommercialloans.com. They Specialize in Tailored Financing Solutions to Fuel Your Growth and Success. Experience their proven track record, exceptional service and deep understanding of the local market!!
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lizardsfromspace · 10 months ago
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Hi, and welcome to my office, I - sigh. Please, take this pamphlet, it shall answer your questions
Yes, my name is Louis Cypher. No, I am not the Devil. It is actually pronounced "Louie Sèpher". It is not Satanic, merely French
Yes, my office is at 666 Dark Shadow Road. As you can see, it is a trailer at the edge of town and not some manner of decadent townhouse. You could see this outside you know
No, I cannot promise you the world. I can provide you a small business loan for small to medium scale commercial construction projects
No, I do not demand your soul. In fact, I keep terms quite favorable to my clients and never work with debt collectors, because here at Louis Cypher's, we're about community before profits. That's why we're in a trailer in a muddy field
Please do not offer me your soul. I don't want it and do not know what to do with one. The wikiHow on the matter is uninformative and confusingly written
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hardmoneymarket · 4 months ago
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Commercial real estate loans are crucial for business owners and real estate investors looking to finance their ventures. Whether you're buying a new office space, a retail store, or a large commercial property, securing the best commercial real estate loans can make a significant difference in your financial success. This guide will walk you through the various types of loans, factors affecting loan rates, and tips for obtaining the best terms. Let's dive in!
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bullventurecapital · 4 days ago
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The Most Popular Financing Real Estate Rental Loans California
Probably, the best way to amass long-term wealth is to invest in rental properties. Real estate investment loans provide the much-needed capital to invest in high-value rental properties in the highly competitive real estate market of California. Investment loans afford an opportunity to acquire prime properties without depressing personal savings. Are you someone who wants to know or gather more facts about the real estate investment loans, Financing Real EstateRental Loans California? If Yes. This is the best place where people can gather more facts about the real estate investment loans,Financing Real Estate Rental Loans California.
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Financing Real Estate Rental Loans California
Competitive Interest Rate
Investment loans often give the investor the leverage of being at a competitive rate of interest, hence cost-effective in the long term. California's rental market, therefore, ensures sure cash flows, to recover the cost of loan with profits.
There are hundreds of providers of real estate investment loans that can customize the terms to almost any potential borrower, offering variable schedules and flexible interest rates, so financing can be drawn in synchrony with their cash flow and investment strategy.
Interest paid on loans raised under real estate investment loans can also be accounted for as tax deduction. Special allowances, and other property-based expenses may also be considered for deduction that further minimizes the aggregate amount of tax payable.
The California real estate market is highly promising with respect to appreciation of the value of real estate. Investment loans enable rental property owners to finance rental properties so that appreciation earns rental income while allowing the equity to build over time.
Real estate investment loans can give some key support to California investors looking to boost their portfolio of rental properties. They facilitate access to capital, favorable terms, and a tax advantage that would equip an investor with the opportunity to maximize returns and eventually attain long-term financial goals. Whether you have experience or are just getting off the ground, making a play for real estate investment loans is a way to increase your prospects of financial success in the real estate market of California.
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angelwebpromotion · 2 years ago
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Residential loans | commercial real estate loans | personal loans | term loans | mca loans | revenue based loans - Wambuistreet
Residential loans, commercial real estate loans, personal loans, term loans, mca loans, revenue based loans. A mortgage is a loan used to buy or refinance a home. Learn how a mortgage works and how to choose the best one. Real estate financing solutions to meet your purchase, refinance, or equity loan needs. Purchase.
https://www.wambuistreet.com/
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udaysagar15 · 2 years ago
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Check out this post… "What is Different Between Commercial And Residential Property Loans? ".
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ashwanias · 2 years ago
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Residential loans | commercial real estate loans | personal loans | term loans | mca loans | revenue based loans - Wambuistreet
Residential loans | commercial real estate loans | personal loans | term loans | mca loans | revenue based loans - Wambuistreet
Residential loans, commercial real estate loans, personal loans, term loans, mca loans, revenue based loans. A mortgage is a loan used to buy or refinance a home. Learn how a mortgage works and how to choose the best one. Real estate financing solutions to meet your purchase, refinance, or equity loan needs. Purchase.
https://www.wambuistreet.com/
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najia-cooks · 1 year ago
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[ID: A bowl of avocado spread sculpted into a pattern, topped with olive oil and garnished with symmetrical lines of nigella seeds and piles of pomegranate seeds; a pile of pita bread is in the background. End ID]
متبل الأفوكادو / Mutabbal al-'afukadu (Palestinian avocado dip)
Avocados are not native to Palestine. Israeli settlers planted them in Gaza in the 1980s, before being evicted when Israel evacuated all its settlements in Gaza in 2005. The avocados, however, remained, and Gazans continued to cultivate them for their fall and winter harvest. Avocados have been folded into the repertoire of a "new" Palestinian cuisine, as Gazans and other Palestinians have found ways to interpret them.
Palestinians may add local ingredients to dishes traditionally featuring avocado (such as Palestinian guacamole, "جواكامولي فلسطيني" or "غواكامولي فلسطيني"), or use avocado in Palestinian dishes that typically use other vegetables (pickling them, for example, or adding them to salads alongside tomato and cucumber).
Another dish in this latter category is حمص الافوكادو (hummus al-'afukadu)—avocado hummus—in which avocado is smoothly blended with lemon juice, white tahina (طحينة البيضاء, tahina al-bayda'), salt, and olive oil. Yet another is متبّل الأفوكادو (mutabbal al-'afukadu). Mutabbal is a spiced version of بابا غنوج (baba ghannouj)‎: "مُتَبَّل" means "spiced" or "seasoned," from "مُ" "mu-," a participlizing prefix, + "تَبَّلَ" "tabbala‎," "to have spices added to." Here, fresh avocado replaces the roasted eggplant usually used to make this smooth dip; it is mixed with green chili pepper, lemon juice, garlic, white tahina, sumac, and labna (لبنة) or yoghurt. Either of these dishes may be topped with sesame or nigella seeds, pomegranate seeds, fresh dill, or chopped nuts, and eaten with sliced and toasted flatbread.
Avocados' history in Palestine precedes their introduction to Gaza. They were originally planted in 1908 by a French order of monks, but these trees have not survived. It was after the Balfour Declaration of 1917 (in which Britain, having been promised colonial control of Palestine with the dissolution of the Ottoman Empire after World War 1, pledged to establish "a national home for the Jewish people" in Palestine) that avocado agriculture began to take root.
In the 1920s, 30s, and 40s, encouraged by Britain, Jewish Europeans began to immigrate to Palestine in greater numbers and establish agricultural settlements (leaving an estimated 29.4% of peasant farming families without land by 1929). Seeds and seedlings from several varieties of avocado were introduced from California by private companies, research stations, and governmental bodies (including Mikveh Israel, a school which provided settlers with agricultural training). In these years, prices were too high for Palestinian buyers, and quantities were too low for export.
It wasn't until after the beginning of the Nakba (the ethnic cleansing of Palestinians from "Jewish" areas following the UN partition of Palestine in 1947) that avocado plantings became significant. With Palestinians having been violently expelled from most of the area's arable land, settlers were free to plant avocados en masse for export, aided (until 1960) by long-term, low-interest loans from the Israeli government. The 400 acres planted within Israel's claimed borders in 1955 ballooned to 2,000 acres in 1965, then 9,000 by 1975, and over 17,000 by 1997. By 1986, Israel was producing enough avocados to want to renegotiate trade agreements with Europe in light of the increase.
Israeli companies also attained commercial success selling avocados planted on settlements within the West Bank. As of 2014, an estimated 4.5% of Israeli avocado exports were grown in the occupied Jordan Valley alone (though data about crops grown in illegal settlements is of course difficult to obtain). These crops were often tended by Palestinian workers, including children, in inhumane conditions and at starvation wages. Despite a European Union order to specify the origin of such produce as "territories occupied by Israel since 1967," it is often simply marked "Israel." Several grocery stores across Europe, including Carrefour, Lidl, Dunnes Stores, and Aldi, even falsified provenance information on avocados and other fruits in order to circumvent consumer boycotts of goods produced in Israel altogether—claiming, for example, that they were from Morocco or Cyprus.
Meanwhile, while expanding its own production of avocados, Israel was directing, limiting, and destabilizing Palestinian agriculture in an attempt to eliminate competition. In 1982, Israel prohibited the planting of fruit trees without first obtaining permission from military authorities; in practice, this resulted in Palestinians (in Gaza and the West Bank) being entirely barred from planting new mango and avocado trees, even to replace old, unproductive ones.
Conditions worsened in the years following the second intifada. Between September of 2000 and September of 2003, Israeli military forces destroyed wells, pumps, and an estimated 85% of the agricultural land in al-Sayafa, northern Gaza, where farmers had been using irrigation systems and greenhouses to grow fruits including citrus, apricots, and avocados. They barred almost all travel into and out of al-Sayafa: blocking off all roads that lead to the area, building barricades topped with barbed wire, preventing entry within 150 meters of the barricade under threat of gunfire, and opening crossings only at limited times of day and only for specific people, if at all.
A July 2001 prohibition on Palestinian vehicles within al-Sayafa further slashed agricultural production, forcing farmers to rely on donkeys and hand carts to tend their fields and to transport produce across the crossing. If the crossing happened to be closed, or the carts could not transport all the produce in time, fruits and vegetables would sit waiting in the sun until they rotted and could not be sold. The 2007 blockade worsened Gaza's economy still further, strictly limiting imports and prohibiting exports entirely (though later on, there would be exceptions made for small quantities of specific crops).
In the following years, Israel allowed imports of food items into Gaza not exceeding the bare minimum for basic sustenance, based on an estimation of the caloric needs of its inhabitants. Permitted (apples, bananas, persimmons, flour) and banned items for import (avocados, dates, grapes) were ostensibly based on "necessary" versus "luxury" foods, but were in fact directed according to where Israeli farmers could expect the most profit.
Though most of the imports admitted into Gaza continued to come from Israel, Gazan farmers kept pursuing self-sufficiency. In 2011, farmers working on a Hamas-government-led project in the former settlements produced avocados, mangoes, and most of the grapes, onions, and melons that Gazans ate; by 2015, though still forbidden from exporting excess, they were self-sufficient in the production of crops including onions, watermelon, cantaloupe, grapes, almonds, olives, and apples.
Support Palestinian resistance by calling Elbit System’s (Israel’s primary weapons manufacturer) landlord, donating to Palestine Action’s bail fund, and donating to the Bay Area Anti-Repression Committee bail fund.
Ingredients:
2 medium avocados (300g total)
1/4 cup white tahina
2 Tbsp labna (لبنة), or yoghurt (laban, لبن رايب)
1 green chili pepper
2 cloves garlic
2 Tbsp good olive oil
Juice of 1/2 lemon (1 1/2 Tbsp)
1 tsp table salt, or to taste
Pomegranate seeds, slivered almonds, pine nuts, chopped dill, nigella seeds, sesame seeds, sumac, and/or olive oil, to serve
Khubiz al-kmaj (pita bread), to serve
Instructions:
1. In a mortar and pestle, crush garlic, pepper, and a bit of salt into a fine paste.
2. Add avocados and mash to desired texture. Stir in tahina, labna, olive oil, lemon juice, and additional salt.
You can also combine all ingredients in a blender or food processor.
3. Top with a generous drizzle of olive oil. Add toppings, as desired.
4. Cut pita into small rectangles or triangles and separate one half from the other (along where the pocket is). Toast in the oven, or in a large, dry skillet, stirring occasionally, until golden brown. Serve dip alongside toasted pita chips.
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comphy-and-cozy · 5 days ago
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Playing Pretend - Tyson Jost
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Pairing: Tyson Jost x OC (f)
Summary: When Delaney Taylor needs a date to her family reunion, Tyson Jost volunteers his services. As they navigate their fake relationship, the line between what’s real and what isn’t begins to blur.
Word Count: 9.8k
Author's Note: Happy birthday, @senditcolton! Surprise, I was your Little Women anon ����🥳 I had a blast creating this and infusing the March family into the characters - I hope you enjoy! S/O to @wyattjohnston for helping to beta and to @smileysvech & @jostystyles for the extra details because I'm insane. 🖤 The birthday bingo prompts I selected were: Fake dating / Drunk confession / Argument Scene / She's oblivious / Free Space (Inspired by... Little Women)
Warnings: Angst, language, alcohol use. NHL Masterlist
A buzz on the coffee table alerted Delaney Taylor’s attention away from the television. Beside her, the gentle hum of a Theragun sounded over the low volume of an Avalanche game. She was at Tyson’s house, having accepted his invite to hang out and get takeout on his night off. They’d met through friends, and after finding a mutual interest in The Lagoons and bad reality TV, their friendship naturally veered off to form a branch and blossom on its own.
The phone buzzed again, prompting Delaney to lean forward and grab it upon seeing a text from her sister. 
“Fuck,” she said, “Alyssa just texted asking for a final count for my family get together in July.”
“And that’s a bad thing… why? You love your family,” Tyson said, confused. He set down his Theragun on the ottoman, reaching for his water bottle. A car dealership commercial flashed on the screen.
Across from him on the couch, Delaney sighed. “I know. It’s just… I’m kind of the disappointment of the family.”
“Why do you think that?”
“I’m poor, in a mass amount of debt, and working at a Kohl’s instead of at the Met like I was supposed to by this time,” she said, counting each sin on her fingers. Lifting a fourth, she added, “Oh yeah, and I’m single.”
Tyson rolled his eyes. “Oh, come on. They don’t care about that.”
“Maybe not, but I’m only 26 and they make me feel so pressured to get married, start having babies,” she sighed. “My older sister, Alyssa? Happily married with three kids. Violet? In a long-term, happy relationship. And Rachel—she’s not even married but she still has a baby who is basically the light of everyone’s life. Even both of my little sisters have ‘made it’ more than me. I’m just a grad school dropout who broke up with the boyfriend that everyone loved. They spent all of Christmas asking me if we were going to get back together.”
“Yeah, well, did you tell them that Mark was a fucking douche?” Tyson asked, to which Delaney snorted in amusement. You’re the only other person who seems to think so. He let the moment settle before adding, “Delaney, you don’t have to check all of the same boxes as your sisters. You’re literally the smartest person I know.”
“Dropping out of grad school does crazy things for your self confidence,” she said, heart heavy with defeat. It was over halfway through the semester, but saying it out loud never got easier. Delaney wondered what her former classmates were studying, if they missed her absence. 
At the end of the fall semester, she’d been crushed to make the decision to pull out of her classes for the spring. Between work, schoolwork, and trying to balance the rest of her little free time between having a social life and having a healthy sleep schedule. her stress levels skyrocketed at the same rate as her student loan payment. It was a painful, but necessary, goodbye. Though she knew she made the right decision, she still felt sad and disappointed when her mind drifted, doing her best to quiet the what ifs that ran through her mind.
Delaney forced herself to focus her thoughts back to the present. “I just… I can’t stand to be a disappointment anymore. I already failed at being a grad student. I don’t want to have to fail at finding a boyfriend, too.”
“I’ll be your boyfriend.”
He blurted it out so quickly that Delaney stared at him for a moment before the confusion seeped in. “What?” 
“I mean,” he said after a gulp of water, a slight tinge coating his cheeks, “I’ll come with you. Pretend to be your boyfriend. That way at least there’s one area they can’t rip on you for.”
“Tyson, I can’t ask you to do that,” she said, ignoring the swell in her heart at the image of Tyson Jost holding her hand. She didn’t have time to unpack that yet. 
“You’re not asking. I’m offering.” His voice was confident, like he wasn’t going to take ‘no’ for an answer, but gentle, like he’d back down if she really vetoed the offer a second time.
Delaney considered. She felt guilty at the thought of subjecting him to her entire family, making him put on the doting boyfriend act without anything in it for him. That was just how he was, though; generous, giving, willing to do anything for his friends. It really was such a kind gesture of friendship, it almost made her heart ache.
On the other hand, it would save her a headache—she couldn’t deny how much she dreaded the hopeful look in her dad’s eyes when he asked if she was seeing someone—and she did think Tyson would get along with her family. And who wouldn’t want Buffalo’s cutest resident to be her arm candy?
“Okay,” she agreed. “But you need to promise to tell me if you change your mind.”
“Deal,” Tyson said with a grin, holding out his hand. Delaney accepted, shaking it; she ignored the warmth of his palm pressed against hers. “What’s our story, then, babe?”
Heat instantly rose in her cheeks at the pet name. “Okay, rule number one, don’t overdo it with the nicknames. It’ll be too obvious.”
“So no snookums? Honey pie? Sugar plum?”
“No, no, and double no.”
“Aww man,” he pouted. “I was even gonna let you call me ‘cupcake.’”
Delaney rolled her eyes before returning to his original question. “I think our story is the same, for consistency’s sake: We met through friends.”
“Our first date was putt putt and dinner,” he supplied, nodding along. “Kissed you outside your apartment after the second.”
Again, warmth melted over Delaney’s face at the mention of kissing; she felt like a teenager getting teased for having a crush on a boy in her class. And then she realized that she would, in fact, probably have to kiss him on the trip, if they were really hoping to make it believable.
Judging by the way Tyson’s face turned a shade of crimson, she assumed he’d come to the same realization she had.
Maybe they were in for more than they anticipated.
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Six weeks later, after creating an entire relationship backstory and studying Delaney’s family tree, Tyson was on a plane to Boston, Bose headphones snugly over his ears. How I Met Your Mother was playing on his iPhone, propped up on the tray table in front of him. Seated beside him was Delaney, lost in her Kindle. Her elbow rested against him on the armrest, her long braid tucked between their arms.
When they landed, Tyson knocked his knee against hers with a grin. A strange flare of nerves and excitement radiated in his chest for a moment, then was gone again. 
“C’mon babe, I’ll get your bag for you,” he said. Delaney chuckled, shaking her head with a teasing roll of her eye.
He followed her to the rental car booth, waiting patiently while she sorted out the paperwork for a red Toyota Camry for the hour-long drive to Cape Cod. She nominated him road trip DJ, a title he wore with honor, and the two chatted comfortably as she made her way down the MA-3 South.
Nerves began to flutter again when the GPS had them exiting the highway and indicated he only had about eight more minutes to prepare for his new role as Delaney Taylor’s boyfriend. If she could tell, she didn’t say anything, and he did his best to hide it. He could handle being surrounded by reporters with cameras and phones shoved in his face, peppering him with the same questions about his career and his future; if he could handle that, he thought, he could handle meeting his pretend girlfriend’s family. 
Soon enough, they were pulling into the driveway of a large white house, and not thirty seconds after Delaney put the car in park, a small blonde head was running down the front porch steps to greet his new girlfriend. Tyson smiled as he watched Delaney throw the door open and scoop the little girl into her arms before spinning her around in a hug.
Olivia. Delaney’s seven-year-old niece—and favorite one.
“I mean, of course I love all of my nieces and nephews,” she’d explained, “but Olivia and I are soul bonded.” “Liv,” she said gently after setting her down, “there’s someone I want you to meet.” When two wide, inquisitive eyes peered up at him, Tyson instantly understood why she was Delaney’s favorite. He crouched down to meet her gaze as Delaney introduced him. “Olivia, this is Tyson.”
Olivia eyed him and he smiled, waving. She studied him thoughtfully, then said, “Hi. Are you Aunt Delaney’s boyfriend?”
“Yeah,” he nodded. “Is that okay?”
The little girl looked over to her aunt. “Do you like him?”
Delaney’s eyes flicked over to Tyson’s, an amused smile on her face. Heat lingered in his cheeks after her gaze returned to meet Olivia’s. “Yes, I like him.”
“Like-like him?”
“Yep.” Tyson felt a flutter in his chest, like he was a kid on a playground finding out his crush like-liked him too. He hoped it didn’t show on his face.
Olivia turned back to Tyson, observing him keenly for a moment before sticking out her hand. “Okay. It’s okay.”
Tyson laughed again, relief unexpectedly washing through him at her instant approval. “Thank you. I’m really so honored to get Princess Olivia’s blessing.”
The other introductions were easier—Alyssa and Ben (Olivia’s parents), Rachel (Delaney’s sister) and her eight month old daughter, Isla. Tyson smiled warmly at everyone, feeling almost instantly at home amongst the easy way they welcomed him in. Inside the house was the rest of the family: Delaney’s sister Violet, her girlfriend Preethi, Hailey and Noah (Olivia’s older siblings), and Delaney’s dad.
Though he knew it didn’t matter much if he actually made a good impression, as he’d likely never see her family again, Delaney’s father was the person Tyson was most nervous to meet; he knew firsthand what growing up in a single-parent home was like and how close the bond can become with the remaining parent. Based on everything he’d heard about Delaney’s relationship with her father, he knew it was an important impression to nail.
“Mr. Taylor,” he said, extending his hand for a firm handshake. He was surprised at the way his voice trembled slightly, though he did his best to hide his nerves with a smile. “Really great to meet you.”
“Call me Dean,” he said with a wide, genuine smile. It put Tyson at ease, even as he registered how much larger Dean’s hands were than his own.
They exchanged pleasantries, and Tyson was happy with how the first meeting was going. He was impressed with himself, though he couldn’t deny that it was Dean’s easygoing, warm nature that really made it seamless. As a single father of four girls, Tyson wondered how many people had come through the door with the intention of dating one of his daughters—how many people had Dean had this exact interaction with? He wondered what Mark’s was like. He wondered how he measured up.
Tyson told himself it was just his competitive nature, but he found himself hoping that he was at the top of the list. 
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After introductions, Tyson and Delaney brought their bags in and settled into the third bedroom on the left, their home for the week. Once the door closed, Delaney turned and asked, “How’re you doing out there?”
Tyson laughed, unzipping his bag to hang up a few of his shirts in the wardrobe. “Are you kidding? Your family is great, Delaney. I think we might have to get married. I want to come here every summer.”
“Relax, cowboy. You haven’t even had a single meal with them yet,” laughed Delaney. She was grateful her face was hidden as she knelt to pull her toiletry bag out of her suitcase. Heat burned in her cheeks even as a grin spread across her face. Then, eager to change the subject, she added, “You passed Olivia’s inspection.”
“Dude, I think I fell in love with her. Those eyes!?”
Snorting, Delaney nodded as she walked toward the bathroom to set her bag on the counter. “She does have beautiful eyes.”
She thought she heard him say something like, “Must run in the family,” and she opted to wash her hands in the sink in order to will away the burn on her cheeks before returning to the bedroom to finish unpacking.
They returned downstairs a little while later, having unpacked and changed out of travel clothes to something more beach-friendly. Though it was nearing the end of the day and the sun was beginning to go down, the kids were not ready to give up swimming and making sandcastles for the day. Delaney gestured for Tyson to make himself comfortable when they sat down in the chairs on the deck. A few others trickled out, giving Delaney the opportunity to sit and catch up with a smaller group at a time; she spoke with Rachel about Isla’s new daycare, asked Violet about her anatomy final, and told Preethi about the latest book she read. She was grateful that no one seemed to be interested in asking about her future career plans; for now, it seemed, everyone was content with her handsome, charming boyfriend.
Rachel’s eyes flicked over to Tyson, who was smiling as he took in the conversation. He didn’t have much to say or contribute, but he seemed perfectly happy just listening. It made Delaney’s heart twist a little bit at the thought.
“How you doing over there, buddy?” asked Rachel. Delaney cast an appreciative glance over at her sister, grateful that she was making an effort to include him.
“Me? Oh, I’m doing great,” he said with a grin after a sip of his Labatt. “You guys kind of remind me of my mom, sister, and cousins when they’re all together.”
“Wait, that’s really sweet,” Preethi cooed. 
“Okay, you’ve heard us yapping,” Violet said after agreeing with a nod. “Tell us about this infamous Tyson—who I’m still pretty pissed that I only just learned about your existence.” 
Delaney offered her sister a sheepish grin and a shrug as Tyson recited the story they’d concocted about their relationship, peppering in details about their first date and their transition from friends to more. Violet seemed skeptical at first, but she seemed to warm up when he shared that he’d harbored a crush on Delaney for months before he asked her out—somehow, that was enough to explain the lack of talk about him.
“We wanted to keep things light in the beginning,” she peppered in. “Just in case things didn’t work out. Didn’t want to make things weird with the rest of our friends.”
Tyson nodded, going along with her ad-libbing and taking it a step further by reaching his hand over to hold hers on the armrest of her Adirondack. His thumb stroked her knuckles, a quiet and subtle gesture of affection that sent warmth flooding to Delaney’s heart. “Fortunately, it worked out and we still have friends.”
It wasn’t long after that Rachel went inside to put Isla to sleep and Violet and Preethi left to pick up Chinese takeout for dinner, leaving Tyson and Delaney alone. The other kids had gone inside to shower, which left their view of the beach unmarred as the sun went down, oranges and purples dancing across the surface of the water. Warmth splayed over her legs, the cool breeze making an otherwise warm evening quite pleasant.
This, she thought, is pure happiness.
“Wow,” Tyson awed, “I mean, I believed you when you said it was beautiful, but this is… it’s insane.”
Delaney laughed, nudging his foot with hers.
“Thank you for coming,” she said softly after a pause. “It really—I can’t say how much it means to me that you really came and did… all this. For me.”
Tyson smiled, the chocolate of his eyes warm as his hand reached over to give hers another squeeze. “For this view? I should be thanking you.”
Though Delaney was sure he was referring to the glowing horizon in front of them, she found herself wishing that wasn’t all that he meant.
Dinner was simple, casual, and perfect, with everyone scattered around amongst the dining room table, kitchen bar, and coffee table in the living room. Delaney could feel her heart contract at the sight of it, her family, the sound of their voices and their laughter filling the room of her most favorite place on planet Earth. Every time she looked over at Tyson, he seemed to be laughing, that contagious, bright smile etched across his face. He flitted around, too; one moment, she’d see him at the table with Olivia, Noah, and Dean, the next, at the bar with Rachel, Alyssa, and Hailey.
She was surprised at the way in which he fit in with her family as if he’d been around for years, the way Ben and Preethi had. It was so natural; she was impressed at how well he was selling their fake relationship without missing a single beat. Not a single person, she mused, had any suspicion that it was all a sham.
It sure didn’t feel like a sham to her when he tugged his white t-shirt over his head, tossed it in his bag, and crawled into bed beside her later that night. Delaney did her best to keep from gaping, but she’d never even seen that many abs on a person, let alone the shape of his bicep and the tempting dip of muscles that disappeared into the waistband of his plaid pajama bottoms.
“So how’d I do?” he asked, pulling her out of her head—the one that was imagining exactly where those lines ended beneath the cotton material. Heat flushed to her cheeks, realizing how blatantly she’d been staring, darting her eyes away.
Delaney plugged her phone in on the nightstand and regained her composure before turning to face him. “You’re doing amazing, sweetie.”
“Aw, thanks, buttercup,” he said, tapping her on the nose with a fingertip. “I’m ready to play so much Marco Polo with Olivia tomorrow.”
“You better get some beauty sleep if you’re planning to be the entertainment for the day. The girl’s got stamina.”
“Baby, I was born ready.”
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When Tyson woke, it took him a moment to register where he was. The blue paint on the walls, the wooden beams, the spinning fan overhead was all unfamiliar, but there was something sweetly scented that he recognized.
Delaney.
She was sleeping beside him, hair disheveled and falling out of her loose braid. Her breathing was steady, soft, so quiet Tyson could barely hear it. He smiled, watching her for a few moments, appreciating the quiet simplicity of the house’s aura and the effect it had on Delaney; she seemed so at home, so comfortable, like she could take off the armor and be unapologetically herself. He liked seeing that side of her, like it was a privilege to be able to witness her at her most authentic self. He couldn’t wait to see more.
Delaney shifted, causing a strand of hair to fall into her face. Tyson felt a tug in his heart when she nuzzled into his warmth, exhaling softly. 
He was her boyfriend now, and as much as he’d bonded with her family the night before, it was still early and he didn’t fancy an awkward conversation over coffee with the few people who had awoken. So, he gave himself a mental shrug and let her sink into the crook of his arm, savoring her warmth.
The subtle floral scent of her shampoo made its way into his nose, and the steady rise and fall of her chest lulled him back into a cat nap, morning sun warming the ocean-cool air. It was her stirring in his arms later, after the sun had risen higher in the sky, streaming light and buttery warmth through the window, that woke him again.
“You were snoring,” she said. Her freshly-awake voice was sleepy, softer than usual. “It was so cute.”
Tyson hummed a soft apology and his cheeks warmed, heat weaving its way through his body when he realized how much of her was pressed against him. He found himself both disappointed and grateful when she stretched and rose first, padding quietly into the bathroom. The bed beside him felt cold, empty, and it was only then that he realized how much he’d been relying on her body heat for warmth.
Breakfast was casual, everyone helping themselves to the assorted bagels, fruit, and yogurt in the fridge. Delaney’s leg brushed against his when he sat back down after a coffee refill, answering Noah’s earnest questions about how to become a professional athlete. He wasn’t sure how he did until he received a grateful look from Alyssa after he told Noah that he always made sure to eat all of his vegetables at dinner.
Since he didn’t need much time to prepare for a beach day, he offered to help Dean clean up the kitchen and load the dishwasher—he was confident he’d made a good first impression, but wanted to solidify a spot on the Good List. By the time he’d started the cycle, Delaney had returned from their shared room and Tyson nearly choked on his coffee when his eyes landed on her. He’d never seen her in anything less than a t-shirt and jeans, and the expanse of her golden skin wasn’t something he had prepared himself for. 
Of course he’d noticed the way her eyes bulged when he took his shirt off before bed; he’d bitten his lip to keep from smiling. She had told him to act normal and be himself—it wasn’t his fault he preferred to sleep sans shirt. But after seeing her in beachwear, Tyson’s confidence in his ability to manage his emotions as Delaney’s fake boyfriend was starting to waver. The black linen pants she sported were enough to have him sweating for a moment before he collected himself, tearing his eyes away from the curve of her ass.
Fortunately—and unfortunately—for him, he didn’t have much time to dwell on how well her pants fit her hips and her ass, for Olivia was barreling down the dock, followed closely by Noah, both of whom were calling to Tyson to help them build the world’s largest sand kingdom. Delaney grinned at him, offering a sympathetic shrug before he was being tugged to a spot on the beach by Olivia.
Right away, she directed him to dig the moat, while she and Noah worked on starting the base. Tyson kept the conversation going, asking them both about school and letting them ask him questions about life as a hockey player. Every so often, he’d glance over at Delaney, sitting on the deck with Rachel, Isla, Violet, and Preethi. He smiled at the light in her eyes as she sat, chatting and laughing with her family that he knew she missed dearly. For the first time in a few weeks, she was smiling, the weight on her shoulders temporarily lifted.
This was why he came. Why he traveled 500 miles from home, voluntarily staying in a house full of strangers and was now elbow-deep in wet sand: To take away a pressure point so that she could enjoy her weekend with her family without the unspoken still-single? narratives. She thanked him more times than he could count, but it honestly hadn’t even occurred to him as something that was worth thanking him for.
She was a friend, and she needed something from him. Simple. There was no decision to make. If she needed him, he was there. When a friend asks for help, you help ‘em.
Even if it meant he had to spend an entire weekend with her loud, large family and pretend to be her boyfriend.
Something about playing that role, envisioning himself as the man beside her in her life, made him feel… warm? And kind of fuzzy? Prior to arriving, he’d been a bit anxious at the immense pressure of being able to act the part and pull it all off, but being Delaney’s boyfriend was easy. Her warmth attracted everyone; it was only natural to be drawn to her. 
“Tyson?” Olivia’s voice pulled him out of his thoughts.
“Hmm?”
“Are you gonna marry Aunt Dee?”
Tyson felt his cheeks tinge with pink heat, stuttering for an answer; he got the strange sense that Olivia had been reading his thoughts. His gaze flicked over to the girl in question, gently rocking Isla in her arms. For a brief moment, his brain conjured the idea that she was holding their daughter, and he couldn’t keep up with the surge of emotions in his chest.
He cleared his throat, blinking away the thought. “Um, yeah. Maybe. Do you think I should?” 
“Yeah,” she said after a moment of introspection. “She smiles a lot with you.”
“She does?”
“Duh. You’re her boyfriend.”
Tyson hummed, letting Olivia drop a handful of sand into the bucket he was holding. He packed it in before helping Noah place the next section of the wall.
He’d be so lucky to marry someone half as wonderful as Delaney.
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The sun warmed Delaney’s skin, amplified by Isla’s body heat, sleeping soundly in her arms. She smiled down at her newest niece, drinking in her tiny features.
“You got yourself a good one, Del,” Rachel said, causing Delaney to glance up at the use of her name. “He’s wonderful.”
Delaney swallowed the urge to respond that Tyson wasn’t hers, that he could only ever be hers in her dreams—or, in this case, in an entirely fake scenario. Even in the first 24 hours, everything had come so naturally to them, she had to remind herself that he was only there out of pity, not out of any sort of inkling of real feelings for her. The thought stung, but she pushed it aside to unpack later.
“It’s actually so sweet how in love with you he is,” Violet agreed. “I love watching him look at you.”
“Oh my God, right?” Preethi gushed. “Every time I look over at him, he’s staring at you with that dumb little smile on his face. It’s so cute.”
The thump of her heart quickened at her family’s words. She’d never seen the looks they were talking about. In fact, she’d never even seen him looking in her direction when she’d sneak glances at him across the room, keeping tabs on his whereabouts and if he generally appeared to be enjoying himself.
“Do you loooove him?” Violet asked. Her sing-song voice made Delaney roll her eyes.
“No, of course not,” she said, far too quickly, before she realized that being in love with her boyfriend is kind of the end goal when in a relationship. “I mean, not yet. It’s not been that long.”
She ignored Rachel’s glance, allowing Violet to nudge her knee with her own. “Alright. Well, no time like the present.”
“Judging by the way he looks at you, I think your boy is already there,” Rachel said.
Heat surged to Delaney’s cheeks. She knew it wasn’t true, but they had every reason to believe it. It was strange to be at the center of a lie, watching as the strings began to weave an intricate pattern—all because she couldn’t bear to disappoint her family again.
And Tyson had been more than willing to jump in and help her; in fact, he wouldn’t take no for an answer. She was overwhelmed with his generosity, his kindness. The display of friendship made her heart ache. And now, here he was, convincing everyone in her life that he was her boyfriend—so well that her sisters were convinced that this wonderful man was in love with her.
She made a mental note to compliment Tyson on his acting abilities. “Stop. He’s not.”
“Girl,” Violet said disbelievingly. “You go off to la la land with that dopey-ass smile on your face when your sister says he’s in love with you, and you think you don’t love him?”
“Let her get there on her own, Vi,” Preethi said, resting a hand gently on her girlfriend’s arm. She winked at Delaney before saying, “You’re right, though.”
After another roll of her eyes, Delaney glanced to the sparkling water beyond the dock for a reprieve from her interrogation. The waves softly rolled toward the shore, whispering her name on their breath. She nudged Isla into her sister’s arms before rising from her seat, stretching. “It’s time.”
Rachel’s “Have fun!” followed Delaney as she headed down the dock, slipping her linen cover-up down her legs and tightening the straps on her bikini. At the end, she wasted no time diving in, letting the water surround her.
Delaney swam around, letting the coolness of the water soothe her warm skin. Ever since she was a little girl, she’d been coming to this place, and something about the feeling of the water on her skin was cleansing; purifying even. The weight of the world seemed to melt away in this place, pressures and stressors and everything else muted while she was there with her people. 
This time around was different. This time, her life back at home was in shambles, unable to catch a break. But this time, she also had Tyson by her side, there to alleviate the pressure so she could have an escape. His presence was different from how Mark’s had been, despite the fact that Mark was actually her boyfriend. Tyson seemed to understand her, listened without judgment, supported her without question.
Tyson saw her in a way that Mark never had—maybe in a way that even her family never had.
Tyson was helping Olivia put the final touches on the sandcastle, which included a garage for her Barbie Jeep, when movement on the porch steps caught his eye. His throat went dry when he saw what—or who—was making their way toward the water.
Delaney, stripping out of that linen outfit, excitedly speed-walking down the dock. He felt heat rush to his cheeks, his heart thudding in his chest. Unable to help the way his eyes traveled over her skin, he let his gaze drag up her legs, over her curves. Fuck. She looked good.
A shriek sounded beside him, and Tyson’s eyes went wide as his head whipped to Olivia. Only when he saw her smiling did he realize that she was shrieking with joy, presumably at the sight of Delaney jumping in the water, if the cheering was any indication.
“Aunt Dee! Aunt Dee!” she squealed, dropping her sand shovel and running back toward the shed. She handed him a Frozen floaty, indicating for him to help her blow it up. Once she was situated, the floaties wrapped securely around her upper arms, she was bounding down the dock toward her aunt. The sound of a splash, followed shortly by a squeal and laughter informed Tyson that she had successfully made it.
He smiled fondly, making his own way down to the end of the dock where Delaney was helping Olivia make a whirlpool.
“Incoming!” he shouted, tossing his t-shirt and sunglasses to the side before he cannonballed in amidst screams from both girls. Rising to the surface, he was met with splashes from Olivia’s tiny feet, which he quickly grabbed and tugged her toward him to lug her over his shoulders. Another squeal left her mouth as he launched her—safely—out of his arms, crashing into the water.
Delaney laughed beside him, watching Olivia’s triumphant smile as she rose to the surface. Moments too late, she realized that she was Tyson’s next target, her eyes going wide when his hands found her waist. He ignored the feeling of her skin beneath his fingertips and the way she fit in his arms as he lifted her, too—much to Olivia’s delight, who was chanting for him to toss Delaney. 
“One, two—”
“Tyson, put me down!” Delaney shrieked.
With a wink at Olivia, he shrugged and said, “You asked.” With that, he launched her and watched her land in the water with a satisfying splash. When she emerged, Olivia was laughing so hard that Tyson couldn’t help but join in. Delaney spluttered, sending a splash of ocean water toward him that he quickly dodged.
He turned to Olivia, still giggling, and ignored Delaney’s sharp protests beside him. His eyebrow raised and he leaned in to Olivia. “We playing mermaids next, or what?”
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Prior to arriving at the Taylor family cottage, Delaney had taught Tyson the family dynamics and the Annual Family vacation rules. First and foremost, to relax and spend time with family. If you weren’t having fun, you weren’t required to participate in anything—and there was usually so much going on that it wasn’t difficult to find something to do.
Another rule they’d developed early on was that each couple gets a guaranteed, guilt-free date night. Established after Hailey was born so that Alyssa and Ben could have a night to themselves, it had simply stuck as each sister added a significant other to the ever-growing Taylor family.
When Violet announced that Tyson and Delaney’s assigned night was Wednesday, his faux girlfriend was quick to assure him behind closed doors that they didn’t have to do anything crazy— “like a real date, or anything.” Tyson, though, brushed her off and was determined to commit fully to the bit.
It took a fair bit of wrangling and no shortage of dawdling to get himself alone with Alyssa to ask where he should take Delaney on a date. He couldn’t explain why his cheeks were so warm talking with her, taking note of her suggestions like he was in a Calculus class. While their relationship was a farce, he reasoned, that didn’t mean that he couldn’t take Delaney out for a memorable evening.
When the night arrived, Tyson fought a flutter of nerves in his chest. He had to actively fight the feeling of being a 16-year-old boy nervous for his first date, despite the fact that he was well into his twenties and had quite literally been sharing a bed with his date for three days. Waiting downstairs with Preethi, Violet, and Hailey, he did his best to act normal like it wasn’t his first-ever date with Delaney.
Like a scene from a movie, he felt his heart leap into his throat when she made her way down the stairs. She was stunning, despite having thrown on “just a sundress”; the body of the dress fit her torso like a glove, the skirt flowing at her waist. A milkmaid dress, he was told it was called—whatever it was, he liked it.
Dinner was simple, one of Alyssa’s top recommendations at which he somehow managed to snag the last remaining reservation. Once they arrived, he understood why: the wall facing the beach was made entirely of windows, leaving the entire restaurant a gorgeous view of the bay and the subsequent sunset. The room was already beginning to fill with the rich oranges and pinks as the sun slid closer and closer to the horizon.
“How romantic,” Delaney commented with a smirk, nudging him with her elbow. “Candlelit dinner at sunset? Should I be expecting a proposal later?”
Tyson’s face split into a grin, patting his pocket. He could’ve sworn his arm radiated warmth when she pulled away from him. “Shh. Don’t ruin the surprise!”
“Aww, you’re so sweet, honey bee.”
The meal itself was good—homemade pasta and some kind of whipped eggplant that had him contemplating ordering a second helping—but the highlight was sitting across the table from Delaney, talking freely and feeling on top of the world when she laughed at his stupid jokes. The flickering flame of the candle on her face, illuminating her skin, her smile, the glint of her necklace resting on her collarbones; her thick hair falling in loose waves, the strands around her face soft and so very Delaney. All of it—all of her—had completely sucked him in, fully underneath her spell and he couldn’t have been happier.
Tyson didn’t realize how much he’d been craving her individual attention until he had her uninhibited attention: her eyes locked on his, so in tune and in touch with everything he was saying, nodding along enthusiastically with every word out of his mouth. It was intoxicating to have her all to himself, immersed in him as he was in her.
He was addicted.
Tyson saw the waitress lingering out of the corner of his eye, praying she wouldn’t interrupt Delaney’s story—something about a new exhibit at Buffalo’s art museum; honestly, he was mostly just consumed by the spark in her eyes. Instead of checking in, the waitress approached the table silently, refilling water glasses and wine without a word before walking away.
I’m tipping you 50%, he thought to himself, leaning right back into everything Delaney, Delaney, Delaney.
Eventually, the waitress did return and burst their bubble, but Tyson was already on cloud nine, suggesting a walk on the boardwalk to get ice cream just to prolong the feeling for a little longer. The evening breeze paired with the lack of sun had goosebumps dotting Delaney’s arms, and it was all too easy for him to slip an arm over her shoulder and tuck her into his warmth. 
Driving home was like a scene from a movie, her phone plugged into the aux cord and Taylor Swift’s You Belong With Me blaring from the speakers. With a grin, Delaney cranked the volume up and Tyson found himself loudly singing the words alongside her; fortunately, the sound of his off-tune serenade was drowned out by the music. She sang to him, using her fist as a microphone as she danced in the passenger seat of his car.
Pulling in the driveway didn’t stop Tyson from continuing his performance, instead throwing open the door and running around to open Delaney’s, tugging her out to spin her in a circle at the instrumental break. He pulled her back into his arms, relishing the laughter she let out when he dipped her backwards.
The song faded to its end, the sound replaced by a softer one, the melody sweet and lulling. A faint beachy breeze blew past, and Tyson found himself pulling Delaney’s body closer. Her eyes were warm, looking up at him with a softness that made his heart melt and time stand still.
Tyson told himself it was gravity that drew him in, pulling him closer to her lips, suddenly yearning to know what her lip gloss tasted like. The world came to a spinning halt around him when he pressed his mouth to hers, like the universe wanted him to savor the moment. He kissed her more firmly, a strange tug in his chest letting his tongue flit against the seam of her mouth. She tasted sweet, like the strawberry ice cream he’d bought her on the boardwalk.
His hand moved up to her neck, cupping the side of her jaw to deepen the kiss, savoring the next sigh she expelled. He didn’t want to ever stop kissing her, not now that he finally knew what her lips felt like against his own. It warmed him from the inside out, like a buttery sunshine spreading through his veins, pulsing in time with the beat of his heart. 
Tyson forced himself to pull away, consciousness seeping back in through the Delaney-infused haze surrounding him. The expression painted on her face was dreamy, her eyes unfocused as she blinked them open, a little hitch of surprise in her throat as reality seeped back in around them. He swallowed the urge to kiss her again.
Blinking, Delaney stood in shock. A rush of cool air hit her face from the space that Tyson had just occupied. She blinked again, lips tingling.
Once Delaney managed to get her wits about her, she did her best to keep her voice level. “You didn’t have to… we don’t have to—”
Tyson’s smile was nearly enough to make her knees wobble—though she was stabilized by his hands firm on her waist. He didn’t seem to be nearly as impacted as she was—heart thumping rapidly in her chest, mouth dry, fumbling to right herself on shaky legs. “Violet and Preethi have been spying on us from the upstairs window for ten minutes.”
“Oh.”
In an instant, Delaney deflated. She glanced down at her feet, trying to hide her embarrassment—at both the idea of her intimate moment being impeded on, and at her own stupidity for thinking that the entire evening hadn’t been just an act. He’d been so sweet, so perfect, that she’d allowed herself to really believe in their lie, even for just a few hours. She could’ve sworn there was something so genuine about the way he held her hand on the boardwalk, the way his eyes watched her lips—
And that kiss. She really needed to ask him where he’d learn to be such a good actor, because he was convincing.
“C’mon, pookie,” Tyson said, taking her hand. Her thoughts vanished upon hearing his voice. “We’ve given them enough to look at.”
Back in the house, they were greeted by a few people in the sitting room, gathered on the couches watching a movie. Ignoring the barely-hidden grins from Violet and Preethi, Delaney offered a quick ‘hello’ and exchanged a few words about dinner before heading upstairs—“I’m tired,” was her excuse. 
She hoped her family didn’t notice that she couldn’t get upstairs fast enough.
Inside the locked bathroom, she turned on the faucet to imitate washing her face. Instead, her face crumpled as a sob wracked her body, warm tears spilling freely out of her eyes. The shift from on top of the world after the kiss to the fall in realizing it was all for show was jarring; she knew what she was agreeing to when he offered to pose as her boyfriend, but she hadn’t thought of the tease it would be for her heart to have Tyson be hers for the week. It hurt more than she’d expected to have him openly acting, to know what it felt like to kiss him and have it be all for show.
The little smiles, soft touches on the back of her arm as he’d pass in the kitchen, the brush of his fingertips on her waist in the lake. All of it so natural, sly, clandestine, like he wanted it to be a secret just for the two of them—and because it wasn’t an elaborate public display to uphold the falsehood for her family, it had only naturally drawn her to the conclusion that maybe there was some truth behind it.
That kind of thinking was too good to be true, she told herself. She wasn’t the main character of some romance novel; she was just Delaney.
And guys like Tyson didn’t go for girls like Delaney.
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The next few days passed peacefully: jet skiing, swimming, and plenty of mermaids. If Tyson could sense any change in her after their date, he didn’t show it. In fact, if anything, he’d doubled down on his affection, brushing her cheek with his lips when he walked by, falling asleep with an arm loose around her hip, stroking the back of her hand by the fire. 
It was wonderful and infuriating all at once. Delaney couldn’t help but lean into him, unable to resist his touch, even though she knew it would crush her even more once Sunday rolled around and it was time to leave. She could barely even think about telling her family they’d ‘broken up’—but she was getting ahead of herself.
She knew she should bring it up with him, tell him how she felt, but she couldn’t bear to make things weird and ruin the rest of the trip. For the rest of the week, she reasoned, she’d let herself live in the fantasy. Enjoy another few days of blissful ignorance. And she’d deal with the consequences of her actions later. 
Hurt feelings were future Delaney’s problem. 
It was Friday when the kids announced that everyone was cordially invited to a play performed by them that evening. Both Delaney and Tyson helped them to construct a few of the props necessary—including a reindeer made out of a tarp and a bike and multiple paper crowns. 
Before the show, Delaney followed Tyson into the kitchen to retrieve a beverage for the show. As she poured herself a glass of wine, Tyson passed behind her, hand brushing against her waist when he reached past her to grab a High Noon from the fridge. They turned at the same time, bumping into one another, causing her white wine to spill down her front.
“Shit, I’m sorry—” she said, only to have him interrupt with a sudden kiss.
Initially caught off guard, it only took her a few moments to recover before she was kissing back, addicted to the feeling of his lips against hers. That same beautiful warmth filled her, a kind of light that she only experienced with him. She wanted to devour him, to have him devour her, to think and feel nothing but Tyson—
And then he pulled away. Lips wet, cheeks flushed, she could see the emotion swirling behind his beautiful brown eyes. “Delaney—”
But, with her wits about her now that he wasn’t making her dizzy with his kiss, she knew what came next. She interrupted him before he could finish. “Don’t.”
“Don’t?” Tyson’s brows furrowed together, confusion knitting between them. “Don’t what?”
Delaney shook her head and repeated herself. “Whatever you’re about to say, I don’t want to hear it. It isn’t fair.”
“What are you talking about?”
“You think you’re catching feelings, right? Because you’ve had to act like it all week.”
Tyson blinked, clearly surprised that she’d taken the words out of his mouth. But the surprised expression quickly morphed into one of frustration. 
“So you’re not even going to give me the chance to speak?”
“I can’t hear you say it, Tyson—not unless you mean it,” Delaney said, then added softly, “Not when this has been the best week of my life because I’ve gotten to pretend you were mine—which is all I’ve wanted since we met.”
She watched his eyes soften, and the pity she imagined there nearly made her sick. It was a necessary evil, though; she needed to intercept his confession before he said it out loud. She couldn’t bear to hear him emit those words, couldn’t hear him confirm what she knew to be true: a future with her wasn’t in the cards for him. He’d never say it, probably wouldn’t even admit it to himself, but she knew that he was too good for her, that someone like her didn’t deserve someone like him. She wasn’t ready to burst the final bubble of her beautiful fantasy, leaving her cold and sad and alone.
But instead of sympathy, or a patronizing statement, Tyson adopted a bite to his words. “You think I fell for you on purpose? I didn’t have a choice, Delaney.”
Something about the way he said it felt like a slash to her heart, like he had fallen for her but wished he hadn’t. It stung more than she expected, more than him simply not reciprocating her feelings.
“This was your idea in the first place, Tyson. You committed to this,” she reminded him coolly. “It’s not my fault you’ve never seen a rom-com before. I didn’t force you to do shit.”
“Delaney, that’s not what I’m saying—”
Against her will, tightness formed in her throat, a sting hot behind her eyes. “I thought I could handle it. Having you be mine. I’ve always known it would come to an end, that I’d have to go back to life as it was. But I didn’t realize how much different it’d be knowing how it feels to kiss you, to hold your hand. To have you look at me like I’m the only person in the world.”
“Then you should’ve fucking told me that before you let me be your boyfriend!”
This is going nowhere, she thought to herself. She needed to walk away from him, right now, before the wall of tears threatening to burst through came pouring out.
Delaney took a breath, searching for the words that would wound him the way he wounded her. She steeled herself, feeling a cool exterior blanket her and harden into place like a cast. “Well, I didn’t. Sue me. I just need you to do your job for another 24 hours, and after that, we don’t ever have to speak again. Okay?”
She turned on her heel without waiting for a response, though she heard him say her name as she walked back outside to where her family was gathered on the patio. Her body thrummed as she returned to Rachel’s side, her younger sister casting a glance of concern in her direction. Delaney ignored her, smiling and turning to Hailey, Noah, and Olivia’s performance—Frozen, the musical.
A movement in her periphery told her that Tyson, too, had returned to the group, taking the seat beside the makeshift stage that Olivia had saved for him. She could feel his gaze lingering on her, but she refused to give him the satisfaction of acknowledging him.
“Good?” Rachel’s voice was quiet, subtle, concerned. Delaney nodded, and she knew that her sister knew she wasn’t, in fact, good. She was grateful that Rachel knew her well enough to know to let it be, that she’d talk when she was ready. For now, Delaney wanted to stew a little bit.
So stew she did, staying mostly quiet as the musical wrapped up. The performers received a standing ovation before a fire was started and the usual chatter began. Darkness fell, the moon rising higher in the sky, their voices swallowed by the night air. Delaney offered a few comments here and there and helped Noah with his s’more, watching the group dwindle as more and more of them went off to bed for the night. Tyson, to his credit, remained by the fire too, helping to keep the kindle stocked—almost like he was saying, ‘I can go all night.’
But so could she.
The crackle of the wood and the lick of the flames hypnotized Tyson, pulling him in and quieting thoughts running through his mind as he replayed the conversation they’d had. Admittedly, he’d lost his temper a little bit, frustrated that Delaney wouldn’t let him get a word in edgewise, that she’d somehow made him out to be the bad guy.
As the kids began to make their way to bed, Tyson indulged in another beer—or three. Not enough to be drunk drunk, but enough to wash away some of the rogue emotions swimming around inside of him. He kept his eye on Delaney, who appeared to be stewing silently across from him and refusing to make eye contact with him.
But he was determined; he wasn’t going to let her slip away—not this time. Not after her confession. Not when he still had things to say that she needed to hear.
So he waited, making casual conversation with those remaining, the chairs around him slowly emptying out until it was only him, Dean, and Delaney remaining. He cast another glance over to her, startled to see her already looking at him. He couldn’t read the expression on her face, but he held her gaze through the tips of the orange flames dancing between them regardless. Something in his heart swelled, even though he was pretty sure he’d fucked it all up—he just wasn’t exactly sure what he did wrong.
“You know, your mother and I looked at each other like that.”
With a blink, Delaney broke eye contact to turn and look at Dean. Tyson had never heard her talk about her mom, save for an occasional memory. Her lips parted—in surprise, maybe—before she said, “Like what?”
“Like there was no one else around,” Dean said simply.
Delaney’s eyes flicked to Tyson’s. He swallowed carefully, suddenly all too aware at Dean’s implication, whether intentional or not. As her boyfriend, he was supposed to want a future with her: that was the end goal.
He didn’t have to feel guilty. 
So he smiled, letting her see the warmth and happiness that Dean’s statement filled him with. He wanted her to know that when he was with her, the rest of the world faded away.
She was his Cape Cod. His escape from the upcoming pressures of free agency, of the already-exhausting training regimen that waited for him upon return home, of his future in the NHL on the line. With Delaney, none of it seemed to matter so much. As long as she was by his side, everything seemed like it’d be okay.
“Goodnight, you two,” said Dean’s amused voice. In his inner monologue, Tyson had completely forgotten that Dean was around, and he jumped slightly when he’d interrupted his train of thought. “Put the fire out when you come inside, will you?”
“Yeah,” Delaney called after him, glancing back at Tyson. “Goodnight, dad.”
Tyson waited until the crunch of Dean’s shoes on the sand disappeared up the lighted walkway to the house. “Delaney…”
“I’m sorry,” she interrupted. “I was being selfish. I shouldn’t have— it wasn’t fair of me to not even let you say your piece.”
“I didn't know how you felt. I… I wish you’d told me,” he said, gently. “I wouldn’t have wanted to tease you.”
“I didn’t want to make things weird between us,” she confessed. “I didn’t really think about anything being different after this.”
Tyson nodded in understanding. The fire crackled beside him, burning bright in the cool darkness around them. He wasn’t sure if it was the alcohol or his proximity to Delaney that made everything seem so damn beautiful. Probably a mix of both.
“You can say your piece now. I won’t interrupt this time.” She smiled, following where his gaze had just been, watching a spark pop beneath one of the logs.
“It’s not much of a piece,” he said. “I didn’t really think about how I was going to say this.”
“So, just say it.”
“I love you.”
Delaney snorted, rolling her eyes. “Tyson, you’re drunk.”
“I know. This isn’t exactly the way I envisioned first saying it to you, but I need you to know,” he confessed, aware that he was on the verge of drunk rambling. He composed himself and repeated, “I love you, Delaney.”
Delaney’s smile faded, staring at him. Her eyes studied his face, almost like she was searching for the truth in his own eyes. Convinced he could prove it, he stood and walked around the fire, moving into the empty seat beside her—only wobbling once en route. Her breath caught in her throat at the new proximity and he reached across the armrest to take her hand in his. 
“You said not to say it unless I meant it,” he whispered. “I mean it.”
He watched as the weight of his words settled in, even drunk Tyson having enough wherewithal to know that it was time for silence. Slowly, a smile began to spread across her features. 
Illuminated by the glow of the fire, Tyson thought it was the most beautiful he’d ever seen her look.
“Are you still gonna mean it when we leave here on Sunday?” she asked, eyeing him. “You’re not going to get back to Buffalo and shake out of this vacation high?”
“Whatever you need me to do to prove it to you, I will,” he said solemnly. “But I really, really would like to kiss you first, if that’s okay with you.”
Her eyes widened with surprise, just briefly, but then she was smiling again and nodding. With a finesse that only a drunk person could manage, he leaned forward to cup her jaw with his hand, nose brushing her own affectionately. He savored the feeling of her breath against his lips and closed his eyes.
As it had both times before, her kiss lit him on fire from the inside out. He poured himself into her, hoping that he could convey his sincerity with the depth of his kiss.
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SIX WEEKS LATER
The buzz of her phone had Delaney setting down the Lego instruction booklet to glance at it. Smiling at the contact photo—Tyson, freshly awoken, his hair sticking straight up—she turned the screen to Noah, earning a wide smile with an extra tooth missing. She swiped to answer, letting the camera face her nephew.
“Noah! Hey, buddy,” Tyson’s voice greeted with a laugh. “What’re you up to?”
“We’re making a Spiderman Lego set! Look!”
“Wow, that’s awesome. I wish I could do it with you. You look like a real hockey player with those teeth missing.”
Noah smiled again, showing off the two gaps where his baby teeth had recently fallen out. Delaney started to flip the camera back to herself when a voice sounded from the other room. “Tyson! Tyson!”
Little feet pattered excitedly through the doorway, Olivia’s face beaming as she ran to grab the phone from Delaney’s hands. “Hi, Tyson.”
“Hey, Liv. When are you coming to visit me and Aunt Dee?”
She jumped up and down excitedly, looking at Delaney. “Aunt Dee said we can come and have a sleepover over winter break!”
“That sounds awesome. We can wear matching pajamas,” he said, earning a giggle from Olivia, who launched into an elaborate itinerary for their slumber party, including candy, a makeover, and a Frozen marathon.
“I can’t wait,” he said. “Hey, do you think I could talk to Aunt Dee?”
With a nod, Olivia said her goodbyes and made him promise to text her goodnight. Flipping the camera back to herself, Delaney smiled and raised her eyebrows. “Hi.”
“Hi, muffin,” he said, an easy smile curling up on his own face. He was sitting outside on a porch, curls peeking out from under a gray hoodie. “How was your interview?”
“Really good. We’re going to schedule a final interview at the museum next week once I get back. I’m pretty sure I’m going to get the job.”
Tyson’s smile grew wider. “That’s great news. One step closer to the Met!”
“I’m good with Buffalo’s art museum for now,” she said. “I don’t want to be that far from you.”
“Aww, honey bear,” he teased. Delaney wrinkled her nose, rolling her eyes at him. Her interview had been over video call, taken from Ben’s office at their house in Rochester. If all went well, she would soon become Buffalo AKG Art Museum’s new Membership Coordinator.
Things were looking up for her. And even though life wasn’t perfect, she had Tyson and her family to help her get through whatever came her way.
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