Cape Coral short sales, Fiscal Cliff & the The Mortgage Forgiveness Debt Relief Act?
Yeah, you read that all right….we just learned that the The Mortgage Forgiveness Debt Relief Act that ended Dec 31, 2012 was put back in place inside of the Fiscal Cliff package that just passed into law. The current extension is good through Dec 31, 2013 now.
What does that mean for you? Well if you have been on the fence about putting your Cape Coral house on the market as a short sale now may be the time to do so.
The great thing about this Act is that is allows most people the opportunity to waive any federal taxes on the forgiven debt in their short sale. Remember folks, whether or not your lender gives you a 1099 for the forgiven debt the IRS still considers all forgiven debt as regular income. This could really change your tax liability. But now many homeowners will get relief from that potential tax bill.
If you need more information on a Cape Coral short sale I’d love to chat with you. I’ve personally handled well over 100 short sales in our area and can probably help you too.
I’ve dealt with all the major lenders like Bank of America, CitiBank, Wells Fargo, Chase, SunTrust and a ton of the smaller lenders as well. I’ve dealt with short sales with 1 lender, with 2 lenders and with liens. There isn’t much I haven’t seen in the past few years in way of short sales.
Feel free to call or email me with any questions or to get started.
I look forward to helping you in this challenging time.
p.s You can read the original article I wrote, along with IRS links: Short Sale Mortgage Forgiveness Debt Relief Act
Tags: cape coral short sale
Cape Coral, Fl
Looking to sell your Cape Coral home ‘short’? If you are facing foreclosure already or just having issues making your mortgage on your Cape Coral property a short sale may be an option for you. The short sale market still makes up about 25% of all residential sales here in Cape Coral, Florida.
Cape Coral real estate agent, Susan Milner, has assisted hundreds of homeowners with their short sales in Cape Coral, Florida. If you need help feel free to give her a call at 239.218.2229 or email her for more information.
Best of all? There is NO fee to list and sell your home as a short sale with Susan Milner of Florida Future Realty, Inc. Once approved, your lender pays all of the closing costs including the real estate commissions.
You have nothing to lose and a lot to gain. Including your piece of mind. Whether you are still current or if the foreclosure sale is approaching there is still time to work with Susan and your lender to negotiate a short sale.
Our office has handled numerous short sales in Cape Coral and Fort Myers with all of the major lending institutions along with many smaller lenders as well. While each transaction is different than the others having the experience helps us greatly reduce the amount of time the process takes as well as getting the deal closed.
If you’d like more information on a possible short sale on your SW Florida home, please contact us for more details. We are here to help.
If we can assist you with your short sale in Cape Coral or Ft Myers please contact us to find out how to get started on a short sale today.
Yours in Success,
The Florida Future Realty Team
1222 SE 47th Street
Cape Coral, FL 33904
(239) 542-8521 Local
inquiry@floridafutureagents.com
If you would like to speak with Susan after hours her personal cell phone# is 239-218-2229 or email her at Susan@susanmilner.com, she is never too busy to help you.
*~ Before you decide to sell your house as a short sale we recommend you contact BOTH a CPA/tax professional & an experienced Attorney to discuss YOUR specific situation. Laws & guidelines change frequently and you want to be sure a short sale is in YOUR best interest! ~
Will this year be your last chance at a short sale in Cape Coral?
Are you considering a short sale on your Cape Coral property? We have helped over 100 families with a successful short sale over the past couple of years in Cape Coral and Fort Myers. Every seller’s situation has been unique to another but in nearly every short sale case the seller has not had to come with much, if any, money out of pocket; quite a few actually got paid to complete the short sale. A few investors that owned investments here in Cape Coral and Fort Myers had to contribute money towards the deficiency and/or sign a promissory note. They were happy to do so though to relieve themselves from their mortgage they could no longer afford.
Often I hear people think that they qualify for a short sale in Cape Coral just because they are upside down on their mortgage. This does not qualify as a hardship. We, however, are not here to judge nor are we here to make a decision for your lender. What we do is help you sell your house short. This means that we list, market & negotiate a contract on your house and take that, along with all of the information that YOU provide to us on your hardship, financials, etc and submit it to your lender. Your lender (and/or the investor(s) that hold your mortgage) is/are the one(s) that makes the final decision on your short sale. Be very leery of a real estate agent who claims to be able to help you go through your financials and/or tell you upfront if you qualify or not. We are not licensed to help you with that. An attorney can probably give you that legal advice, but again they may not know either until said package is submitted to your lender. Some lenders require a substantial hardship while other lenders are more lenient in their criteria to approve a short sale.
That being said, this year the The Mortgage Forgiveness Debt Relief Act and Debt Cancellation is set to expire. If you are not familiar it was the tax law that allowed for those who complete a short sale (on their primary residence) to avoid paying taxes on the forgiven debt. If this expires you may end up in with a huge tax liability when short selling your house. But so long as you meet the requirements we still have plenty of time to work with you to successfully negotiate a short sale for you this year. (read more about this on the irs.gov website or speak with your cpa/accountant)
Our office has handled numerous short sales in Cape Coral and Fort Myers with all of the major lending institutions along with many smaller lenders as well. While each transaction is different than the others having the experience helps us greatly reduce the amount of time the process takes as well as getting the deal closed.
If you’d like more information on a possible short sale on your SW Florida home, please contact us for more details. We are here to help.
If we can assist you with your short sale in Cape Coral or Ft Myers please contact us to find out how to get started.
Yours in Success,
The Florida Future Realty Team
2816 Del Prado Blvd. S
Unit 1
Cape Coral, FL 33904
(239) 542-8521 Local
(888) 390-5140 Toll Free
inquiry@floridafutureagents.com
If you would like to speak with Susan after hours her personal cell phone# is 239-218-2229 or email her at Susan@susanmilner.com, she is never too busy to help you.
*~ Before you decide to sell your house as a short sale we recommend you contact BOTH a CPA/tax professional & an experienced Attorney to discuss YOUR specific situation. Laws & guidelines change frequently and you want to be sure a short sale is in YOUR best interest! ~
Tags: cape coral short sale, fort myers short sale, help with a short sale, qualify for a short sale, short sale in cape coral, taxes due on short sale in cape coral, The Mortgage Forgiveness Debt Relief Act and Debt Cancellation
Did you complete a short sale on your Cape Coral house in 2010? If so you need to be sure you are prepared to file your taxes. Since the tax season is upon us I wanted to take a moment to remind you to make an appointment to see your tax accountant. With the The Mortgage Forgiveness Debt Relief Act you may not have to pay any taxes on the forgiven amount shown on your 1099 after the short sale of your primary residence. Please also note that the IRS considers any forgiven amount as income and you could be liable to pay taxes whether or not you receive a 1099 from the bank(s). You can read more directly on the IRS website. You will also want to complete, or have your accountant complete for you, Form 982. This will allow the amount forgiven and possibly taxable to be excluded from your total taxable income if allowed.
http://www.irs.gov/individuals/article/0,,id=179414,00.html
http://www.irs.gov/pub/irs-pdf/f982.pdf
If our office can assist you in any way please give us a call.
If we can assist you with your short sale in Cape Coral or Ft Myers please contact us to find out how to get started.
Yours in Success,
The Florida Future Realty Team
2816 Del Prado Blvd. S
Unit 1
Cape Coral, FL 33904
(239) 542-8521 Local
(888) 390-5140 Toll Free
inquiry@floridafutureagents.com
If you would like to speak with Susan after hours her personal cell phone# is 239-218-2229 or email her at Susan@susanmilner.com, she is never too busy to help you.
*~ Before you decide to sell your house as a short sale we recommend you contact BOTH a CPA/tax professional & an experienced Attorney to discuss YOUR specific situation. Laws & guidelines change frequently and you want to be sure a short sale is in YOUR best interest! ~
Tags: cape coral short sale, owe taxes on short sale, short sale 1099, tax ramifications of a short sale, The Mortgage Forgiveness Debt Relief Act
Update: December 5, 2011 ~ Bank of America has extended this program until December 12, 2011. So call or email us now to get your Cape Coral short sale listed now. You could get CASH at closing for your short sale.
Bank of America is offering certain homeowners CASH at closing to short sale their Cape Coral and Ft Myers Florida homes. But time is running out. The rules stipulate that you must have your house listed by the end of November. If you contact us in the next week or so we’ll have time to get your house listed and meet Bank of America’s deadline.
Bank of America is offering up to $20,000 cash at closing to homeowners who qualify and close their short sale.
If you received a letter from Bank of America offering your this special cash incentive program we can help. If you didn’t receive a letter you can call Bank of America to see if you qualify. If you need help we can assist you with determining if you qualify.
Bank of America’s special short sale department can be reached at (877) 459-2852.
Our office has been helping homeowners to sell their homes as short sales since the end of 2006. We’ve assisted over 100 families to short sale their home and move on with their lives. Several of these homeowners had mortgages through Bank of America.
Here is a recent testimonial from a customer: “It was a pleasure working with Susan throughout the sale and even after. When we had question she was always there for us.” ~ Corey & Dawn (home sold in Cape Coral as a short sale)
If we can assist you with your short sale in Cape Coral or Ft Myers please contact us to find out how to get started.
Yours in Success,
The Florida Future Realty Team
2816 Del Prado Blvd. S
Unit 1
Cape Coral, FL 33904
(239) 542-8521 Local
(888) 390-5140 Toll Free
inquiry@floridafutureagents.com
If you would like to speak with Susan after hours her personal cell phone# is 239-218-2229 or email her at Susan@susanmilner.com, she is never too busy to help you.
*~ Before you decide to sell your house as a short sale we recommend you contact BOTH a CPA/tax professional & an experienced Attorney to discuss YOUR specific situation. Laws & guidelines change frequently and you want to be sure a short sale is in YOUR best interest! ~
Tags: cape coral short sale, cash at closing to short sale, short sale with bank of america
Lee County Rocket Docket Over?
Are you facing foreclosure in Lee County, Florida? There may be some good news for you. The previous ‘rocket docket’ is said to be over in Lee County, Florida.
What is this Rocket Docket?
Over the past couple of years the civil courts of Lee County have been handling foreclosure files quickly or also known as the ‘rocket docket’. The idea was to process files quickly as to not clog up the judicial system. The state supplemented the local court system with funds to allow them to hire additional staff for case management and to hear foreclosure cases. One possible problem that came along with this were cases being foreclosed upon unjustly or without due process. Even lenders (plaintiffs) complained as well stating that they could not stop foreclosure cases being pushed through via the court systems. Many defendants and organizations have complained about these actions and additional suits have been filed because of this. One such complaint was made by the ACLU (American Civil Liberties Union) stating that the Lee County Rocket Docket does not allow for defendants to be granted the due process they deserve. To top that, the money that had been provided by the state is said to have run out.
What is happening to the Lee County Foreclosure Cases now?
Foreclosure cases that are ‘sitting’ with the courts have been placed back into ‘case management’ for the most part. Cases that are considered ‘sitting’ are cases where neither the defendant (the home owner) or the plaintiff (the lender) have filed anything recently. Some options* that a defendant has are: Motions to Dismiss, compel, produce or mediate. Some options* that the plaintiff has are: Motion to set for hearing, trial and/or summary judgment. If neither party has taken action the court is now discontinuing with their docket soundings and moving everything out into what is called ‘case management’. Once back in case management nothing really happens with the case until one or the other party files something new.
Can this help you in your situation?
This is good for the defendant who may be working on a loan modification or short sale with their lender. It could give them much more time to work out an agreement with their lender.
It may be bad for our overall real estate market though because it is holding up some inventory. Hopefully more homeowners will be proactive and either sell their house that they can no longer afford, work out a loan modification with their lender or catch up payments and remain in the house. For those that are just going to sit in their house without making payments or without attempting a short sale they are just prolonging the real estate rebound and wasting time and creating additional stress for themselves.
We help many homeowners each month with short sales and enjoy working with proactive sellers. Sellers who cannot afford to keep their houses for various reasons but who want to be responsible and move on from their current situation are our typical customer. These customers are willing to keep their house maintained, gather up the proper documents the lender will need to determine whether or not a short sale will be approved and work with us to sell the home for less than what is owed.
The process of a short sale can be daunting but when handled by a real estate professional with years of experience with short sales it doesn’t have to be a horrible experience by any means. Sure it is not fun to lose your home but by taking proactive steps to sell your house short you can save time, money and future headaches.
If we can be of assistance to you with your Cape Coral short sale please let us know.
If you’ve consulted with your attorney and tax accountant and have decided to sell your property as a short sale we’d love to go over the process with you. I’ve written many articles going over the process of the short sale, documents required, outcomes possible and so much more to assist sellers in this trying time.
We look forward to assisting you with your Cape Coral short sale. You’ll find that we have helped numerous families in our area to a successful short sale.
Always keep in mind that we cannot guarantee your outcome because we are still at the mercy of each individual short sale lender and of course the court system as well but we will do our best to achieve your desired result of a short sale to include a full release and satisfaction with waiver of all deficiency balances.
I hope this helps you with your short sale. Should you be interested in having us assist you with the sale of your property fill out the form for more information: Cape Coral Short Sale
You can read many more heartfelt short sale testimonials from our satisfied short sale customers.
Our most recent short sale testimonial comes from a seller who had worked with other agents previously for over a year and was unsuccessful in their short sale attempts:
“I met Susan by way of personal recommendation. From our first appointment, she handled our sale with sincere care and genuine concern for our situation. To say that Susan worked diligently on our sale doesn’t give her the recognition that she deserves for the amount of work she devoted to selling our home. She responded to every email and phone call promptly but with a measure of compassion that made the entire process much easier to handle. Susan is by far skilled in her profession and her knowledge and expertise in her field is evident by her success. She exceeded my expectations and it is with the highest regard that I would recommend her services.”
~ Kari C
Take a moment to watch our videos on short sales, they may be able to answer many of your questions and take you step by step through the process beginning to end.
Yours in Success,
The Florida Future Realty Team
2816 Del Prado Blvd. S
Unit 2
Cape Coral, FL 33904
(239) 542-8521 Local
(888) 390-5140 Toll Free
inquiry@floridafutureagents.com
If you would like to speak with Susan after hours her personal cell phone# is 239-218-2229 or email her at Susan@susanmilner.com, she is never to busy to help you.
*~ Before you decide to sell your house as a short sale we recommend you contact BOTH a CPA/tax professional & an experienced Attorney to discuss YOUR specific situation. Laws & guidelines change frequently and you want to be sure a short sale is in YOUR best interest! ~
Tags: cape coral short sale, how to short sale your home, lee county rocket docket, sample short sale package, short sale agent, short sale experience, short sale package
Cape Coral Short Sale Package
So you are thinking about listing your house as a short sale in Cape Coral and you’d like to know what documents your bank will ask for?
Most banks these days are asking for the following list. Keep in mind that some banks ask for more and some for less but this will provide you with a general idea of what will be required of you in order to submit a short sale package to your lender or lenders for review.
We’ll need a recent statement from each lender so we can verify your account #s and current balances/delinquencies.
We’ll also need to know about any liens or past due HOA dues, or other fees that will need to be paid at closing.
Hardship Letter – this must detail what happened to you to create a hardship where you can no longer afford to keep your Cape Coral house or property
Financial Statement – this will detail all of your monthly income and monthly obligations. We have a generic form we can provide to you or some lenders prefer to have this on their own form.
Authorization to Release – this will give us permission to speak with your lender in regards to your file. We handle all of the submission and follow up for you. Many lenders are now requesting authorizations to speak with your other lender as well.
Last 2 year’s tax returns - ALL Pages; and if you haven’t filed for some reason they’ll need some sort of explanation from you or your accountant. Also keep in mind that page 2 of the 1040 must be signed by all parties. If you e-filed they still want you to sign the copy to confirm that you are agreeing that the copy you are signing and sending to them is the one you actually filed. On top of that most lenders are now requiring a 4506-T which allows them access to pull your tax records. They do this to compare to make sure you are sending in the original copy. If you have filed an extension for the previous year they’ll most likely ask to see your extension and any/all W-2s or 1099s from the previous year and if self-employed a Profit and Loss Statement.
Last 2-3 month’s bank statements – ALL Pages from ALL Accounts! This is very important. You must include statements from every account you have.
Last Quarter’s retirement or other investment account statements - again ALL Pages from ALL Accounts will be requested.
Last 1-2 month’s paycheck stubs – for ALL borrowers from ALL jobs
Some additional documents that may be required for certain programs (such as HAFA short sales):
Proof of residency if you are still residing the home – recent utility bill works great for this
Some lenders have different requirements and additional in-house forms that you will need to complete as well. To expedite the process let us know up-front who your lender(s) is/are and we will send you the proper forms from the beginning so you don’t end up with so much paperwork to fill out.
We understand that this is a challenging time for you and strive to make it as simple as possible for you. With our short sale package and experience you’ll find that we can shave much time off of the ‘normal’ short sale process.
In our experience our Cape Coral short sales are getting approved within an average of about 45 days compared to the 120 day area-wide average from package submission. Some are approved much quicker and once in awhile we have one that seems to drag on for whatever reason.
We look forward to assisting you with your Cape Coral short sale. You’ll find that we have helped numerous families in our area to a successful short sale.
Always keep in mind that we cannot guarantee your outcome because we are still at the mercy of each individual short sale lender and of course the court system as well but we will do our best to achieve your desired result of a short sale to include a full release and satisfaction with waiver of all deficiency balances.
I hope this helps you with your short sale. Should you be interested in having us assist you with the sale of your property fill out the form for more information: Cape Coral Short Sale
You can read many more heartfelt short sale testimonials from our satisfied customers.
Take a moment to watch our videos on short sales, they may be able to answer many of your questions and take you step by step through the process beginning to end.
Yours in Success,?
The Florida Future Realty Team?
2816 Del Prado Blvd. S
Unit 2
Cape Coral, FL 33904
(239) 542-8521 Local
(888) 390-5140 Toll Free
?inquiry@floridafutureagents.com
If you would like to speak with Susan after hours her personal cell phone# is 239-218-2229 or email her at Susan@susanmilner.com, she is never to busy to help you.
~ Before you decide to sell your house as a short sale we recommend you contact BOTH a CPA/tax professional & an experienced Attorney to discuss YOUR specific situation. Laws & guidelines change frequently and you want to be sure a short sale is in YOUR best interest! ~
Tags: cape coral short sale, how to short sale your home, sample short sale package, short sale agent, short sale experience, short sale package
How to Complete a Financial Statement for a Short Sale Package
If you have thought about selling your house as a short sale I’m sure you have wondered what documents are necessary to submit to the lender for consideration. One form that is almost always required is known as a financial statement. A financial statement is just that. A statement of your current financial situation. In most cases the lender is looking for a couple of different types of information. Some lenders have their own forms that they want you to complete while others will accept any generic form ~ even one you hand write or type up yourself. Below we are going to go over a typical financial statement to give you an idea of what they will request.
Monthly Income & Expenses
First will be income. This should include any income you receive. Whether from your job, unemployment, social security or some other source.
Next, they will want to see all of your monthly expenses. Be sure to think about this one. Include items such as the following: Utilities (water, electric, gas), cable/internet, phone, home maintenance, groceries, entertainment expenses, clothes, child care, car expenses (maintenance, gas, car payment, insurance), medical expenses (prescriptions, Drs visits, insurance), credit card bills or other loans, and anything else that you pay each month.
Assets and Liabilities
The lender will want to see a list of the following: Any other real estate owned, stocks/bonds/retirement accounts, anything else you own of substantial value (gold bars, cars, boats, etc) and also any debts owed on these or any other items.
The lender uses this information to verify or determine hardship. If anything doesn’t match up they are going to ask why. So be sure to gather up all of your bills and assets prior to filling out your financial statement.
Also, note that if you live with someone else who shares in expenses but who is NOT on your mortgage you should explain this. And also, if someone else IS on the mortgage then their financial information should be included as well.
I hope this information assists you when you are compiling information to create your financial statement. Below is a sample form we offer to customers to help them. Many lenders have their own forms and most can be downloaded directly from their respective websites. Should you need assistance in finding them we’d be happy to help as we’ve completed short sales with all the major lenders and many other smaller lenders and banks as well.
I hope this helps you with your short sale and/or loan modification. Should you be interested in having us assist you with the sale of your property fill out the form for more information: Cape Coral Short Sale
You can read many more heartfelt short sale testimonials from our satisfied customers.
Take a moment to watch our videos on short sales, they may be able to answer many of your questions and take you step by step through the process beginning to end.
Yours in Success,?
The Florida Future Realty Team?
2816 Del Prado Blvd. S
Unit 2
Cape Coral, FL 33904
(239) 542-8521
(888) 764-6665 Toll Free
?inquiry@floridafutureagents.com
If you would like to speak with Susan after hours her personal cell phone# is 239-218-2229 or email her at Susan@susanmilner.com, she is never to busy to help you.
~ Before you decide to sell your house as a short sale we recommend you contact BOTH a CPA/tax professional & an experienced Attorney to discuss YOUR specific situation. Laws & guidelines change frequently and you want to be sure a short sale is in YOUR best interest! ~
Tags: cape coral short sale, financial statement, free financial statement, short sale financial statement, short sale help
Having assisted numerous homeowners complete a short sale over the past few years we have seen quite a few hardship letters. Some were very ‘generic’ while others have been very detailed and lengthy. Which one works for you is your personal choice.
We’d like to suggest the following though:
-
Be Truthful - you are dealing with financial institutions and lies are a BIG no-no
Tell Your Story – a real person will be reading your letter so do your best to explain what has happened to your situation and why you nee their help
Include the Following Information – name(s), loan #, bank name, property address and signatures and dates
Below is a sample hardship letter you are free to edit to your specific situation:
SELLER’S NAME
SELLER’S NEW ADDRESS
TODAY’S DATE(must do one for each lender)
LENDER’S NAME
LENDER’S ADDRESS
LOAN #Dear Sir or Madam,
I am writing to ask for your help. Circumstances beyond my control recently caused my life to change. A year ago when I bought my dream home, my kids and I were happy to be living in
and everything was going well. Last year I……<[give them a story of what happened….lost job, somebody got sick, mom needed you up north, business failed, kids having problems in school…needed help…the more details the better, whatever – tell your story]>. The bottom line is I cannot continue to make the payments on my house in ——-. I have tried many different things to sell my house and pay off the money I borrowed from you. I called some investors that told me they couldn’t buy the house because there was no equity in it and it required work. OR The house has been listed for x months and all the offers received were below the payoff of my loan.
I did not intend for this to happen but can see no other options at this point. I hope we can negotiate a short sale so I can move on with my life. I am a responsible person who has always paid my bills and I am afraid of what will happen if this does not work.
Your consideration is greatly appreciated.
Sincerely,
I hope this helps you with your short sale and/or loan modification. Should you be interested in having us assist you with the sale of your property fill out the form for more information: Cape Coral Short Sale
You can read many more heartfelt short sale testimonials from our satisfied customers.
Take a moment to watch our videos on short sales, they may be able to answer many of your questions and take you step by step through the process beginning to end.
Yours in Success,?
The Florida Future Realty Team?
2816 Del Prado Blvd. S
Unit 2
Cape Coral, FL 33904
(239) 542-8521
(888) 764-6665 Toll Free
?inquiry@floridafutureagents.com
If you would like to speak with Susan after hours her personal cell phone# is 239-218-2229 or email her at Susan@susanmilner.com, she is never to busy to help you.
~ Before you decide to sell your house as a short sale we recommend you contact BOTH a CPA/tax professional & an experienced Attorney to discuss YOUR specific situation. Laws & guidelines change frequently and you want to be sure a short sale is in YOUR best interest! ~
Tags: cape coral short sale, hardship letter, loan modification help, sample hardship letter, short sale help
Short sales in Cape Coral can be a great opportunity for buyers looking for a good deal in Cape Coral. Buyers should know that short sales can take much longer to close though. So if you need to move into a house within 30-60 days, a short sale may not work for you. There are exceptions to the rule of course. We often times have short sales that have already been approved to close and just need a buyer ready to go. Working with a real estate agent who understands the short sale process and has connections with the active other Cape Coral short sale listing agents can work to your advantage. Below is a video going over the statistics for residential short sale closings in Cape Coral having taken place from January 1, 2009 through August 27, 2010. Searching the statistics proved that over 60% of the short sales during that time-frame took over 120 days to close. That means that 40% took less than that time-frame but those are clearly not in the majority.
Yours in Success,?
The Florida Future Realty Team?
2816 Del Prado Blvd. S
Unit 2
Cape Coral, FL 33904
(239) 542-8521
(888) 764-6665 Toll Free
?inquiry@floridafutureagents.com
If you would like to speak with Susan after hours her personal cell phone# is 239-218-2229 or email her at Susan@susanmilner.com, she is never to busy to help you.
~ Before you decide to sell your house as a short sale we recommend you contact BOTH a CPA/tax professional & an experienced attorney to discuss YOUR specific situation. Laws & guidelines change frequently and you want to be sure a short sale is in YOUR best interest! ~
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