Rick bought Marvin Gardens from Daryl but never recorded the deed. Daryl stayed on the property as a tenant for two years. Near the end of the two years, Daryl learned that Rick had never recorded the deed. Daryl advertised Marvin Gardens for sale and Maggie negotiated with Daryl thinking that Daryl was the owner. Finally, Maggie checked the records at the recording office and, finding no reason to question Daryl's ownership of the property, purchased Marvin Gardens from Daryl. Maggie recorded the deed and Daryl fled with the purchase money.

Meanwhile, Rick had failed to pay the real estate taxes on Marvin Gardens for the two years in question thinking it was the responsibility of Daryl, the tenant. Ultimately, Maggie and Rick disputed over the ownership of the property.

Who gets the property, Maggie or Rick? And, is Rick responsible for the two years of real estate taxes assessed while Daryl occupied the property as a tenant?