For several months Lambi repeatedly made offers to Atkins to buy his Santa Fe Apartments. Finally Atkins wrote Lambi a letter containing the following statement: “Here is my suggestion. Clearly $4.2 million isn’t nearly enough. Between your sales fee and my closing cost, I’d be out of pocket $200,000 which would mean I’d only net $100,000. After taxes I’d have been better off saving my time and waxing my car. $4.4 million is better, but again with the owner financing you’ve suggested, it would take me years to recoup my out-of-pocket expense, let alone realize some cash profit. With that in mind, here is my suggestion: Price: $4.6 million.” Ultimately, Lambi attempted to conclude an agreement with Atkins at $4.6 million. However, Atkins refused to sell at that price. Lambi then brought suit to enforce the transaction. Was there a binding contract? (Lambi v. Atkins, 130 S.W.3d 607)