(2) Whenever a real estate broker enters into a contract with his principal by the terms of which a completed transaction is contemplated, he is bound by the terms of his contract and cannot recover on the theory that the same rules apply to his special contract as are applicable to the customary contract to secure a purchaser who is ready, able and willing to buy. Pratt v. Irwin, — Mo. App. — 189 S.W. 398; Holton v. Job Iron Steel Co., 204 F. 947; Hopkins v. Settles, 46 Okla. 801; Power v. Kane, 5 Wis. 265; Flower v. Davidson, 44 Minn. 46; Beatty v. Russel, 41 Neb. 321; Wolverton v. Tuttle, 51 Or. 501; Karr v. Moffett et al. (Kan. Sup.), 185 Pac., 890; Walker v. Tirrell, 101 Mass. 257; Irwin v. Martin, 146 N.Y.S. 126; Seabury v. Fidelity, etc. Co., 205 Pa. 234 (decision proper, as syllabus is misleading). (3) "It is elementary law that when a contract is made upon a certain named condition, a party seeking to recover under such contract must bring himself within such condition.