I had a short sale denied for the first time.  The short sale had made it all the way through the process with Green Tree.  The BPO came back right on target.  Everything met Green Tree's requirements and the negotiator told us that we would have our approval letter within 1 week.  Then the investors/Fannie Mae denied it due no signs of imminent default.  The seller was current on their mortgage and they looked past the fact that they were applying based on relocation.  Green Tree would not accept an appeal.  We went to an attorney at the title company we were working with that has a short sale negotiator on hand that submitted everything all over again for a fee of $2,500 ($1,500 for first, $1,000 for second) (paid at settlement).  The seller stopped paying both of their mortgage payments.  Bank of America stepped in midway (they were servicing the Green Tree loan or vice versa) and everything had to be uploaded via Equator.  Everything had been done via fax with Green Tree.  It took a few months, but everything went through and we are settling this week.  Green Tree wanted a contribution from the sellers the first time around.  They did not request one this time.  If your clients have been denied, there is still hope with a second try.