Given the set of facts below involving Joe and Sam, please explain the remedies available to Joe, and the benefits and disadvantages of each.

Joe agreed to purchase a house from Sam. Joe was very excited about finding the perfect house for himself. It had a swimming pool (Joe is an avid swimmer) and is a short walk from his work. He had been looking for a house that meet his needs for years, and this house was the first one he found. On the closing date, Sam refused to close, and continued in possession of the house.