Regarding "how much I will receive at closing", there is only one answer...nothing.
A short-sale is only done when the home is worth less than what is owed on it, therefore the bank agrees to short-sale knowing they will take a loss, and NO money will be left for the seller. Matter of fact, many times the seller has to bring money to the closing table to satisfy the bank agreement for short-sale.
If you think that all your investment in the property has brought its price to a place where it can be sold for some profit, then you must do a normal/standard/traditional sale. Where the lender gets paid off after the sale and any left over money is actually the sellers profit. Was this answer helpful? If so please click on the "green thumbs up" or the "best answer".