WHO QUALIFIES FOR A SHORT SALE?

Most lenders will consider allowing a Short Sale if there has been a change in circumstance after the loan was initally obtained which prevents the borrower from making payments. 

Some of the possible reasons:

1. Loss of income

2. Job Loss

3. Divorce

4. Job Transfer

5. Medical Bills

6. Mortgage Rate Reset

The lender will want a Hardship Letter explaining what happened to cause the inability to keep up with mortgage payments.  An unsatisfactory reason would be "the market has declined".

If a seller has substantial savings, the lender may ask for a "contribution" to offset some of the loss.  Additionally, the lender may ask for a "promissory note" if the borrower shows a good income stream or potential for such.  The promissory note will often a favorable rate and terms, such as 0% interest over five to seven years.