Donna Frank decides to sell her home using an open listing, which she sends to dozens of brokers in the area. It takes a few months, but since the market is hot and the home is relatively new, with many improvements that increase the value, she eventually is contacted by a Broker Mike Donovan with a willing and able buyer. During the walk-through, the buyer gives Donna his business card, and contacts Donna. They agree on a sales price and decided to circumvent the broker who facilitated the sale. Is Donna liable for commission owed to Mike