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19. Remedies. If Buyer defaults under this Agreement, Seller shall have the right and option <br />to terminate this Agreement by giving written notice to Buyer. If Buyer fails to cure such <br />default within thirty (30) days of the date of such notice, this Agreement will terminate, <br />and upon such termination Seller will retain the Earnest Money and accrued interest <br />thereon as liquidated damages and not as a penalty, time being of the essence of this <br />Agreement. The termination of this Agreement and retention of the Earnest Money will <br />be the sole remedy available to Seller for such default by Buyer, and Buyer shall not be <br />liable for damages or specific performance. If Seller defaults under this Agreement, this <br />provision does not preclude Buyer from seeking and recovering from Seller damages for <br />nonperformance and/or specific performance of this Agreement. <br />20. Third Party Beneficiary. There are no third party beneficiaries of this Agreement, <br />intended or otherwise. <br />21. No Joint Venture or Partnership. Seller and Buyer, by entering into this Agreement <br />and completing the transactions described herein, shall not be considered joint venturers <br />or partners. <br />22. Time Periods. If the time for performance of any obligations under this Agreement <br />expires on a day that is not a business day, the time for performance shall be extended to <br />the next business day. <br />23. Date of Agreement. In the event this Agreement is not signed simultaneously by both <br />parties, it shall be considered to be an offer made by the party first executing it. In such <br />event this offer shall expire at mid -night on two weeks after the first party executed the <br />agreement, unless a copy of this Agreement, executed by the party to whom this offer had <br />been made, shall have been received by the party making the offer. <br />11 <br />