From New York Times bestselling authors Penelope Ward and Vi Keeland comes the first in a series of sexy standalone romances. When Billie invites all the girls her boyfriend is talking to behind her back to a revenge party, the last thing she expects is to meet her gorgeous single-dad landlord in the fallout.It all started when she hosted a little party for some new friends...Though friends might not be the right word-all the invitees are women Billie Holland's boyfriend was talking to behind her back, plus the traitorous ex himself. But unfortunately, when a gorgeous stranger witnesses the entire blowout, Billie's terrible mood causes her to give this new man quite the earful, too. And as if the night couldn't get any worse...it turns out the man is actually her landlord.Colby Lennon, along with three of his friends, owns the building where Billie's tattoo shop is located. He's her total opposite, dressed all fancy and oozing the kind of confidence that comes with years of women falling at his feet. He's not afraid to say what he wants-and surprisingly, what he wants now is Billie.But Billie's on a self-imposed dating hiatus after the disaster of her last relationship. So when she and Colby start hanging out-as friends-she makes firm rules for what Colby calls their undates.Except soon, their explosive attraction becomes too much to bear, and Billie's guard begins to falter the further things go between them.After all, rules are meant to be broken...