It depends on the lender alot of times they will require 10% down and also to be qualified by there loan officers. You may also have to close with there prefered title company as well. In the case of a short sale however you submit an offer and be prepared to wait at least 30 days and in some cases up to 60 to get an anwser. If and when the lender gets back to you in a short sale situation you will get either a simple yes or no. There is no traditional negotiation. Good luck in your search!