The most important branch of his practice was the searching of titles, and this gave me my early taste for real estate. This department was under the able management of Alfred McIntire, who graciously initiated me into the intricacies of his work.
We were then in the midst of a real-estate boom mostly participated in by the recently created middle class. Houses were dealt in almost as freely as merchandise, the only hindrance being the delay occasioned by the searching of titles, which was still confined to the lawyers, as there were no title insurance companies. Contracts would frequently be assigned twice and sometimes thrice, before the great event, “the closing of the title.” Then the various couples involved—the seller, the assignors of the contract, and the final purchaser—would all troop into our offices. The women invariably were the bankers and pulled out their roll of bills and sometimes Savings Bank Books, rarely checks, to consummate the transaction. The moneys invested were seldom taken out of the business, but were mostly the savings of the thrifty housewives. When everything was completed, all adjourned to a neighbouring wine cellar, to be treated to a bottle or two of Rhine wine by the vendor, and frequently I had to go along to represent Kurzman, and as the youngest listen attentively to the real estate stories told with all kinds of embellishments.
Kurzman at that time took as his partner George H. Yeaman, who had been a member of Congress from Kentucky and, more recently, American Minister to Denmark, and subsequently became a lecturer at the Columbia Law School. His native Southern chivalry had been polished by his experience at the Danish court; he was a man of splendid education and wide culture. I was fortunate in being chosen to take his dictation. I was amused in 1916 when, as Ambassador, I visited Dr. Maurice Francis Egan at our Legation in Copenhagen, and looked through the records made by Yeaman in 1865 while he was the head of that Legation.
My private life I continued to order along the lines that I had laid down for myself. I would get up at 6 A. M. and go to Central Park. Then if I had not exercised at home, I would take a long walk; otherwise I would sit under the trees and read. The hour that the horse car consumed in wending its way from the Park to Duane Street I would devote to my books, and I was so thrifty that I did not even buy a newspaper. I kept myself so busy that I did not even see one, until, going home for the night, I unfolded and read such as had been left in Kurzman’s office during the day.
Thrift was, indeed, a necessary virtue. I had left commerce for the law at something of a sacrifice: in 1872, my accounts, which I kept scrupulously all this while, bear evidence of how careful I had to be of my scanty income. “Carfare, 10 cts.; Dinner, 15 cts.; Sundries, 2 cts.” That is a typical day’s expenditure.
No man that lived through the Panic of ’73 can ever forget it and on me it made an indelible impression. At the root of the trouble was railway over-expansion. The successful completion of the Union Pacific in 1869 caused the projection of many other roads. Jay Cooke launched the Northern Pacific; Fisk and Hatch, the Chesapeake & Ohio; Kenyon, Cox & Co., the Canadian Southern. The eminent New York banking concerns floated the bonds; the large rate of interest promised—N. P. paid 8½ per cent.—attracted buyers, largely clergymen, school-teachers and small professional men—and prices advanced until optimism bordered on hysteria. Issue followed issue. Then, in the May of ’73, a panic on the Vienna Bourse stopped European consumption and threw back on the New York financiers obligations that strained their credit. Early in September, after one unfortunate bank-statement followed on the heels of another, call-money was at 7⅙ and commercial paper at from nine to twelve per cent.
Minor failures were numerous in the week of September 8th. Kenyon, Cox &. Co. failed on the 13th; the Eclectic Life Insurance Co. on the 17th. On the 18th, the big bolt fell; word ran round that Jay Cooke & Co., in many respects the greatest house of its time, was tottering. This news greatly startled Kurzman, who had been a persistent purchaser of Northern Pacific bonds. “On the floor of the Exchange,” said the Times, “the brokers surged out, tumbling pell-mell over each other in the general confusion, and reached their offices in race-horse time.” Those were not the days of telephones; when the panic-stricken men had got their orders, they ran back to the floor, on which absolute confusion reigned. Men shouted themselves hoarse, contradicted themselves and collapsed. A moment was enough to ruin many a dealer. Any one with money to lend was beset by a mob of lunatics. Almost immediately the effect was felt all the way down the financial line; smaller companies went the way of the big ones and many of the smallest were tottering after the smaller.
That week I took as usual all that I could spare from my scant salary and went, according to my custom, to the German Uptown Savings Bank to deposit it along with the little fund that I was laboriously setting aside. There was a big line of confident depositors bent on similar errands; many were ahead of me, and waiting my turn, as I looked into the teller’s cage, I saw the president of the bank in a very earnest conversation with three other men. Of course, I could not hear what they were saying, but I thought the president seemed worried, and that those with him also showed uneasiness.
I turned my head to find that the shuffling line had brought me before the window that was my goal. The clerk behind it was both a receiving and a paying teller. On a sudden impulse I thrust my dollar bill that I intended to deposit back into my pocket, presented my pass-book, and told the clerk that I wanted to withdraw the entire $80 that was to my credit.
Three days later that bank closed. The other depositors ultimately got about fifty cents on the dollar.