Maybe This Time by Annabelle Jacobs

Moving into a new home starts with a bang when Ryan Blackwell celebrates turning thirty. Being hungover means he’s bleary-eyed and clumsy the next day, but even in that state, he can appreciate how sexy and fit his neighbour is.
Matt Thomas isn’t looking for anything long-term—one and done is usually his life rule. Why settle down early, like his sister, when casual relationships are so easy? With Ryan living in the same building, chance encounters are inevitable. When one night together becomes two, a friends-with-benefits deal seems a natural progression.
There’s only one problem: sex with no strings relies on matching expectations, so Ryan can’t help worrying. His huge heart always wants more, but Matt’s been clear about his limits. As passion leads to caring, they’ll have to make some tough decisions—maybe this time, breaking some rules will be worth it if that means they’ll get to share a future.