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In 1966, Ruud, landlord, executed a ten-year lease with Larson, tenant. Larson constructed and operated a car wash and gasoline sales outlet on the property. In 1976, Ruud leased the property again for another ten-year term. Larson failed to make two lease payments in 1982 and to pay 1981 property taxes and Ruud sued. The trial court gave Ruud the verdict. The trial court found that Ruud had made diligent good faith efforts to sublease. Larson appealed the finding that Ruud made a good faith effort to mitigate damages.

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