We negotiate Short Sales, the answer here will not be understood and the realtors here will not like what is to be said. Negotiation for the Hardship is only the first step, the negotiation for the purchase with the Bank is the 2nd and then 3rd is having the "Cash" soon enough to get the house. My company does successful Short Sales due to our non Realtor negotiator, with 35+ experience, the success is to find the right price, the tenacity to get the bank's approval and then have the "Cash" ready immediately. Again, we have found that few, there is some good realtors, less than 20% understand what it takes to successful deal with the Bank. So, if you want a successful short sale, find a full time short sale negotiator. Either you have a dedicated short sale company with a full time negotiator, the Cash ready to purchase and the tenacity to finish the deal or you too, may fall into the 80%. This is all we do, full time, we have our own full time negotiator, our own inhouse "Cash" and the means to complete every short we take on.
So, hire a dedicated company, not just some person who claims to be dedicated to short sale.