Didn't we just answer another of your questions with a different "twist".... Is this the same property as the Loan Mod / Short Sale / HOA issues? Wells Fargo is one of the better lenders to work with. If you are a "good customer" they will do their best to help you refinance and might not charge points, appraisal, etc.
Best of luck,
Broker / REALTOR
Orange County CA
You won't be able to refinance being $100k negative like you are. I know you did a loan modification, but did you miss any payments in that process?
You don't have to have a financial hardship or miss payments for Wells Fargo to approve a short sale.
I have a good contacts with Wells Fargo.
Let me know if I can help you with your short sale, I know you have many more questions & I can answer all of them for you.
Call the lender who did your original loan and see if it is possible to do a "streamline loan" on the property. This is the only way to avoid standard refinance fees. Sometimes it is possible and sometimes not. Ask the lender who you worked with before. Good Luck!