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Who is this lender? Did they tell you why they denied the Short Sale? Short Sales are complex, please provide more details so you can get better answers.
Move on to another listing. Lenders have zero obligation to do a short sale. The seller should seek legal advice
And you are surprised? A small lender probably lent their own money. If they show too many bad loans on their FDIC call sheet, the Feds will shut them down and seize their assets, so they almost never will agree to a short sale or if they do, they want a huge promissory note.
Try a deed in lieu
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