Lonnie owns Blackacre. Toni has lived on Blackacre as Lonnie's tenant for 18 years and the two have become good friends. One day Lonnie gets ill and is afraid that he might die. So, he draws up a proper deed with the intent of giving the deed to Toni, thereby conveying Blackacre to her. Lonnie gives the deed to his friend, Mike and he tells Mike to give the deed to Toni the next time Mike sees her. Unfortunately, Lonnie dies before Mike next sees Toni. Has Blackacre successfully been transferred to Toni?