"Where property is placed with a broker for sale, he is not bound to consummate a sale or procure a purchaser upon the agreed terms, but when he does either his commission is earned. Walsh v. Hastings, 20 Colo. 243, 38 P. 324; Gilmore v. Bailey, 103 I11. App. 245; Stephens v. Scott, 43 Kan. 285, 23 P. 555; Dreisbach v. Rollins, 39 Kan. 268, 18 P. 187; Locke v. Gris-wold, 96 Mo. App. 527, 70 S. W. 400; Pollard v. Banks, 67 Mo. App. 187; Crowley Co. v. Myers, 69 N. J. L. 245; 55 A. 305;

Brundage v. McCormick, 23 N. Y. S. 262, 69 Hun, 65; McCaffrey v. Page, 20 Pa. Super. Ct. 400; Jordan v. Snyhenry, (Iowa Sup. '09), 123 N. W. 956; Lincoln Realty Co. v. Garden City Land & Emi. Co., 143 N. W. 230, 94 Neb. 340, Ann. Cas. 1914 D, 377; Youngman v. North Electric Co., 146 N. Y. Sup. 69, 160 App. Div. 758, judg. rev. 112 N. E. 1080, 218 N. Y. 645; Ketcham v. Axelson, 142 N. W. 62, 160 Iowa, 456; Johnson v. Holland, 97 N. E. 755, 211 Mass. 363; Schlegel v. Fuller, 149 [P. 1118, - Okl. Sup. -; Yarborough v. Richardson, 131 P. 680, 38 Okl. 11; Witt v. Byrum, 135 S. W. 687, - Tex. Civ. App. -; Cone v. Eeil, 124 P. 548, 18 Cal. App. 675; Douglas v. Spangenberg, 137 P. 1103, 23 Cal. App. 294; Pomarici v. Rosen-blum, 120 N. Y. Sup. 756; Jauman v. McCusick, 137 P. 254, 166 Cal. 517; McRae v. Ross, 148 P. 215, 170 Cal. 74; W. T. Craft Realty Co. v. Livernash, 146 P. 121, 27 Colo. App. 1; Tebo v. Weld, 92 A. 876, 5 Boyce (Del. Super.) 255; Crawford v. Cicotte, 152 N. W. 1065, 186 Mich. 269; Cross v. Day, 139 N. W. 272, 173 Mich. 553; Williams v. Phelps, 171 S. W. 1100, - Tex. Civ. App. -; Keinath, Schuster & Hudson v. Reed, 137 P. 841, 18 N. M. 358; Payne v. Ponder, 77 S. E. 32, 139 Ga. 283; Nayl v. Small, 138 N. W. 849, 159 Iowa, 387; Hutton v. Stewart, 135 P. 681, 90 Kan. 602; Ingalls v. Smith, 145 P. 846, 93 Kan. 814; Van Varick v. Suburban Inv. Co., 135 N. Y. Sup. 299, 76 Misc. Rep. 593; Waddle v. Smith, 108 N. E. 537, 58 Ind. App. 587; Nagle v. Smith, 138 N. W. 849, 159 Iowa, 387; McCormick v. Obanion, 153 S. W. 267, 168 Mo. App. 606; Fox v. Ryan, 88 N. E. 974, 240 I11. 391; Easter v. Newberry, 170 I11. App. 494; Fargeon v. Ind. Ter. Illu. Oil. Co., 120 N. Y. Sup. 298, rev. 130 N. Y. Sup. 532, 146 App. Div. 23. See Unilateral Contracts, Sec. 20. See also Sec. 136.