My response is not meant to trivialize those who have educated themselves on the short -sale process, but... Each bank has different rules and regs for their respective short-sale process. The problem, however, is that the banks have been changing their policies regarding short-sales almost daily. Just when you think you have the process down for a particular bank, someone tells you this or that is different now, and they always blame any one of the three "regulars": the Government, the unknown "negotiator," who you cannot speak with, or the underwriter - the other person you cannot speak with. Please know, that while some short sales do Close, there is actually an incentive for the banks to foreclose on the property despite what the Gov., Congress, FHA, HUD, and anyone else may tell you. The bottom line is that they are writing off the loss - AND they got the bail-out! Further, they will be able to also write off RE Commissions AFTER the foreclosure! ...Who's fooling who? ...Congress sooo doesn't have a clue. It's scary! If they truly wanted to turn this economy around, the Gov. and the damn banks need to allow the investors to do what needs to be done!! They need to back off and let the market do what it does best - allow supply and demand to take it's course! Good luck finding a bank who will "allow" you, an investor, to purchase a short-sale - better yet, good luck finding a broker willing to work the short sale process knowing it's getting harder and harder and who still has his or her hair left to pull! As for those "schools" popping up to obtain certification after certification, etc. - have you stopped to think about that? One company who popped up out of no-where was Equator! And, hmmm.. look at that, now they have positioned themselves in between BOA and the Brokers working the short sale, and... hmmm, look at that, now they "offer" certification courses to the very same Brokers who already had experience working the short-sales, but are now being told to get certified so that you can be the TOP Broker in the Equator system.... ...really? ...how many have fallen for that? ...be honest now. ...I'm actually wondering who owns Equator. ..I think I'll look that up. I'll give myself three guesses.