I was afraid to look at Rivington except with one eye.

"Thanks," said Rivington. "We were looking up . . . that is . . . my friend . . . confound it; it's against all precedent, you know . . .

awfully obliged . . . just the same."

"In case," said our friend, "you would like to meet some of our Bowery young men I would be pleased to have you visit the quarters of our East Side Kappa Delta Phi Society, only two blocks east of here."

"Awfully sorry," said Rivington, "but my friend's got me on the jump to-night. He's a terror when he's out after local colour. Now, there's nothing I would like better than to drop in at the Kappa Delta Phi, but--some other time!"

We said our farewells and boarded a home-bound car. We had a rabbit on upper Broadway, and then I parted with Rivington on a street corner.

"Well, anyhow," said he, braced and recovered, "it couldn't have happened anywhere but in little old New York."

Which to say the least, was typical of Rivington.

XXII

GEORGIA'S RULING

If you should chance to visit the General Land Office, step into the draughtsmen's room and ask to be shown the map of Salado County. A leisurely German--possibly old Kampfer himself--will bring it to you. It will be four feet square, on heavy drawing-cloth. The lettering and the figures will be beautifully clear and distinct. The t.i.tle will be in splendid, undecipherable German text, ornamented with cla.s.sic Teutonic designs--very likely Ceres or Pomona leaning against the initial letters with cornucopias venting grapes and wieners. You must tell him that this is not the map you wish to see; that he will kindly bring you its official predecessor. He will then say, "Ach, so!" and bring out a map half the size of the first, dim, old, tattered, and faded.

By looking carefully near its northwest corner you will presently come upon the worn contours of Chiquito River, and, maybe, if your eyes are good, discern the silent witness to this story.

The Commissioner of the Land Office was of the old style; his antique courtesy was too formal for his day. He dressed in fine black, and there was a suggestion of Roman drapery in his long coat-skirts. His collars were "undetached" (blame haberdashery for the word); his tie was a narrow, funereal strip, tied in the same knot as were his shoe-strings. His gray hair was a trifle too long behind, but he kept it smooth and orderly. His face was clean-shaven, like the old statesmen's. Most people thought it a stern face, but when its official expression was off, a few had seen altogether a different countenance. Especially tender and gentle it had appeared to those who were about him during the last illness of his only child.

The Commissioner had been a widower for years, and his life, outside his official duties, had been so devoted to little Georgia that people spoke of it as a touching and admirable thing. He was a reserved man, and dignified almost to austerity, but the child had come below it all and rested upon his very heart, so that she scarcely missed the mother's love that had been taken away. There was a wonderful companionship between them, for she had many of his own ways, being thoughtful and serious beyond her years.

One day, while she was lying with the fever burning brightly in her checks, she said suddenly:

"Papa, I wish I could do something good for a whole lot of children!"

"What would you like to do, dear?" asked the Commissioner. "Give them a party?"

"Oh, I don't mean those kind. I mean poor children who haven't homes, and aren't loved and cared for as I am. I tell you what, papa!"

"What, my own child?"

"If I shouldn't get well, I'll leave them you--not _give_ you, but just lend you, for you must come to mamma and me when you die too. If you can find time, wouldn't you do something to help them, if I ask you, papa?"

"Hush, hush dear, dear child," said the Commissioner, holding her hot little hand against his cheek; "you'll get well real soon, and you and I will see what we can do for them together."

But in whatsoever paths of benevolence, thus vaguely premeditated, the Commissioner might tread, he was not to have the company of his beloved. That night the little frail body grew suddenly too tired to struggle further, and Georgia's exit was made from the great stage when she had scarcely begun to speak her little piece before the footlights. But there must be a stage manager who understands. She had given the cue to the one who was to speak after her.

A week after she was laid away, the Commissioner reappeared at the office, a little more courteous, a little paler and sterner, with the black frock-coat hanging a little more loosely from his tall figure.

His desk was piled with work that had acc.u.mulated during the four heartbreaking weeks of his absence. His chief clerk had done what he could, but there were questions of law, of fine judicial decisions to be made concerning the issue of patents, the marketing and leasing of school lands, the cla.s.sification into grazing, agricultural, watered, and timbered, of new tracts to be opened to settlers.

The Commissioner went to work silently and obstinately, putting back his grief as far as possible, forcing his mind to attack the complicated and important business of his office. On the second day after his return he called the porter, pointed to a leather-covered chair that stood near his own, and ordered it removed to a lumber-room at the top of the building. In that chair Georgia would always sit when she came to the office for him of afternoons.

As time pa.s.sed, the Commissioner seemed to grow more silent, solitary, and reserved. A new phase of mind developed in him. He could not endure the presence of a child. Often when a clattering youngster belonging to one of the clerks would come chattering into the big business-room adjoining his little apartment, the Commissioner would steal softly and close the door. He would always cross the street to avoid meeting the school-children when they came dancing along in happy groups upon the sidewalk, and his firm mouth would close into a mere line.

It was nearly three months after the rains had washed the last dead flower-petals from the mound above little Georgia when the "land-shark"

firm of Hamlin and Avery filed papers upon what they considered the "fattest" vacancy of the year.

It should not be supposed that all who were termed "land-sharks"

deserved the name. Many of them were reputable men of good business character. Some of them could walk into the most august councils of the State and say: "Gentlemen, we would like to have this, and that, and matters go thus." But, next to a three years' drought and the boll-worm, the Actual Settler hated the Land-shark. The land-shark haunted the Land Office, where all the land records were kept, and hunted "vacancies"--that is, tracts of unappropriated public domain, generally invisible upon the official maps, but actually existing "upon the ground." The law ent.i.tled any one possessing certain State scrip to file by virtue of same upon any land not previously legally appropriated. Most of the scrip was now in the hands of the land-sharks. Thus, at the cost of a few hundred dollars, they often secured lands worth as many thousands. Naturally, the search for "vacancies" was lively.

But often--very often--the land they thus secured, though legally "unappropriated," would be occupied by happy and contented settlers, who had laboured for years to build up their homes, only to discover that their t.i.tles were worthless, and to receive peremptory notice to quit. Thus came about the bitter and not unjustifiable hatred felt by the toiling settlers toward the shrewd and seldom merciful speculators who so often turned them forth dest.i.tute and homeless from their fruitless labours. The history of the state teems with their antagonism. Mr. Land-shark seldom showed his face on "locations" from which he should have to eject the unfortunate victims of a monstrously tangled land system, but let his emissaries do the work. There was lead in every cabin, moulded into b.a.l.l.s for him; many of his brothers had enriched the gra.s.s with their blood. The fault of it all lay far back.

When the state was young, she felt the need of attracting newcomers, and of rewarding those pioneers already within her borders. Year after year she issued land scrip--Headrights, Bounties, Veteran Donations, Confederates; and to railroads, irrigation companies, colonies, and tillers of the soil galore. All required of the grantee was that he or it should have the scrip properly surveyed upon the public domain by the county or district surveyor, and the land thus appropriated became the property of him or it, or his or its heirs and a.s.signs, forever.

In those days--and here is where the trouble began--the state's domain was practically inexhaustible, and the old surveyors, with princely--yea, even Western American--liberality, gave good measure and over-flowing. Often the jovial man of metes and bounds would dispense altogether with the tripod and chain. Mounted on a pony that could cover something near a "vara" at a step, with a pocket compa.s.s to direct his course, he would trot out a survey by counting the beat of his pony's hoofs, mark his corners, and write out his field notes with the complacency produced by an act of duty well performed. Sometimes--and who could blame the surveyor?--when the pony was "feeling his oats," he might step a little higher and farther, and in that case the beneficiary of the scrip might get a thousand or two more acres in his survey than the scrip called for.

But look at the boundless leagues the state had to spare! However, no one ever had to complain of the pony under-stepping. Nearly every old survey in the state contained an excess of land.

In later years, when the state became more populous, and land values increased, this careless work entailed incalculable trouble, endless litigation, a period of riotous land-grabbing, and no little bloodshed. The land-sharks voraciously attacked these excesses in the old surveys, and filed upon such portions with new scrip as unappropriated public domain. Wherever the identifications of the old tracts were vague, and the corners were not to be clearly established, the Land Office would recognize the newer locations as valid, and issue t.i.tle to the locators. Here was the greatest hardship to be found. These old surveys, taken from the pick of the land, were already nearly all occupied by unsuspecting and peaceful settlers, and thus their t.i.tles were demolished, and the choice was placed before them either to buy their land over at a double price or to vacate it, with their families and personal belongings, immediately. Land locators sprang up by hundreds. The country was held up and searched for "vacancies" at the point of a compa.s.s.

Hundreds of thousands of dollars' worth of splendid acres were wrested from their innocent purchasers and holders. There began a vast hegira of evicted settlers in tattered wagons; going nowhere, cursing injustice, stunned, purposeless, homeless, hopeless. Their children began to look up to them for bread, and cry.

It was in consequence of these conditions that Hamilton and Avery had filed upon a strip of land about a mile wide and three miles long, comprising about two thousand acres, it being the excess over complement of the Elias Denny three-league survey on Chiquito River, in one of the middle-western counties. This two-thousand-acre body of land was a.s.serted by them to be vacant land, and improperly considered a part of the Denny survey. They based this a.s.sertion and their claim upon the land upon the demonstrated facts that the beginning corner of the Denny survey was plainly identified; that its field notes called to run west 5,760 varas, and then called for Chiquito River; thence it ran south, with the meanders--and so on-- and that the Chiquito River was, on the ground, fully a mile farther west from the point reached by course and distance. To sum up: there were two thousand acres of vacant land between the Denny survey proper and Chiquito River.

One sweltering day in July the Commissioner called for the papers in connection with this new location. They were brought, and heaped, a foot deep, upon his desk--field notes, statements, sketches, affidavits, connecting lines--doc.u.ments of every description that shrewdness and money could call to the aid of Hamlin and Avery.

The firm was pressing the Commissioner to issue a patent upon their location. They possesed inside information concerning a new railroad that would probably pa.s.s somewhere near this land.

The General Land Office was very still while the Commissioner was delving into the heart of the ma.s.s of evidence. The pigeons could be heard on the roof of the old, castle-like building, cooing and fretting. The clerks were droning everywhere, scarcely pretending to earn their salaries. Each little sound echoed hollow and loud from the bare, stone-flagged floors, the plastered walls, and the iron-joisted ceiling. The impalpable, perpetual limestone dust that never settled, whitened a long streamer of sunlight that pierced the tattered window-awning.

It seemed that Hamlin and Avery had builded well. The Denny survey was carelessly made, even for a careless period. Its beginning corner was identical with that of a well-defined old Spanish grant, but its other calls were sinfully vague. The field notes contained no other object that survived--no tree, no natural object save Chiquito River, and it was a mile wrong there. According to precedent, the Office would be justified in giving it its complement by course and distance, and considering the remainder vacant instead of a mere excess.

The Actual Settler was besieging the office with wild protests _in re_.

Having the nose of a pointer and the eye of a hawk for the land-shark, he had observed his myrmidons running the lines upon his ground.

Making inquiries, he learned that the spoiler had attacked his home, and he left the plough in the furrow and took his pen in hand.

One of the protests the Commissioner read twice. It was from a woman, a widow, the granddaughter of Elias Denny himself. She told how her grandfather had sold most of the survey years before at a trivial price--land that was now a princ.i.p.ality in extent and value. Her mother had also sold a part, and she herself had succeeded to this western portion, along Chiquito River. Much of it she had been forced to part with in order to live, and now she owned only about three hundred acres, on which she had her home. Her letter wound up rather pathetically:

"I've got eight children, the oldest fifteen years. I work all day and half the night to till what little land I can and keep us in clothes and books. I teach my children too. My neighbours is all poor and has big families. The drought kills the crops every two or three years and then we has hard times to get enough to eat. There is ten families on this land what the land-sharks is trying to rob us of, and all of them got t.i.tles from me. I sold to them cheap, and they aint paid out yet, but part of them is, and if their land should be took from them I would die. My grandfather was an honest man, and he helped to build up this state, and he taught his children to be honest, and how could I make it up to them who bought from me? Mr.

Commissioner, if you let them land-sharks take the roof from over my children and the little from them as they has to live on, whoever again calls this state great or its government just will have a lie in their mouths."

The Commissioner laid this letter aside with a sigh. Many, many such letters he had received. He had never been hurt by them, nor had he ever felt that they appealed to him personally. He was but the state's servant, and must follow its laws. And yet, somehow, this reflection did not always eliminate a certain responsible feeling that hung upon him. Of all the state's officers he was supremest in his department, not even excepting the Governor. Broad, general land laws he followed, it was true, but he had a wide lat.i.tude in particular ramifications. Rather than law, what he followed was Rulings: Office Rulings and precedents. In the complicated and new questions that were being engendered by the state's development the Commissioner's ruling was rarely appealed from. Even the courts sustained it when its equity was apparent.

The Commissioner stepped to the door and spoke to a clerk in the other room--spoke as he always did, as if he were addressing a prince of the blood:

"Mr. Weldon, will you be kind enough to ask Mr. Ashe, the state school-land appraiser, to please come to my office as soon as convenient?"

Ashe came quickly from the big table where he was arranging his reports.