Kay, I would make foreclosure a last resort because it has a lot more negative affect on your credit score. The short sale process is being more streamlined and is much easier to work now that the mass volume is over and the banks now have guidelines on how they must handle the transactions. I can put you in touch with a local CRS agent that can assist you in proceeding correctly. Each area handles their processes differently, so it's important you have the right agent handle you situation and walk you through it. It's a process, so you have to get your mind set for the long haul, but if you do it, it will be much better in the long run. God bless you and your family.