I understand your need to sell the property for a certain amount. There are many factors in the market place affecting value, it may be your properties condition, location, how it being presented to the market or even the price. You need someone who can tell you what realistically you can sell it for and what you need to do to get it sold. It sounds like you have several options that maybe open to you such as a market value sale effectively done, short sale, "cram down" with the bank or a cash offer now! I have several investors that are willing to make a cash offer now. If you are interested or have any other questions, feel free to contact me.