Here are the wait times to get a home loan after short sale:
1. VA - 2 yrs
2. Conventional 20% down 3 yrs
3. FHA 3 yrs
In the rare case of an extenuating circumstance, sometimes you can get a FHA or VA loan immediately. The extenuating circumstance has to be something major where you were force to sell because of a major illness that can be fully documented or a job transfer. A loss of job, divorce, etc...will generally not work for the extenuating circumstance.
Make sure you check when the deed transferred out of your name, that is the date to begin counting. Contact me if you would like me to look it up.