1) Make sure you always add 3% recurring & none recurring fee closing cost credit from seller to buyer on your hud. 99% of lenders honor that. 

This will help you cure many last minute hiccups without touching the lender's net. 
2) Notice that AFTER getting your approval,  you still have a full month to negotiate the deal  (before expiration) plus asking for extension & keep grinding for some items they cut out originally. 
Sometimes they give in last minute & agree last minute.  Plus you can ask for extension a week before closing ...
Remember,  in any NEGOTIATION, whomever has the most amount of time is ALWAYS the winner. 
For example: I got an approval of  $1,650,000.00 on a property with only $12k to 2nd & they were not willing to accept any less than $150k.
I got the approval from 1st lender, then asked for extension & pushed 1st lender by sending a new hud to accept the entire amount to be paid to 2nd from their processed & even though they rejected me twice before.   4 days before closing they accepted to reduce additional  $145k from their net & we added $5k from the non recurring credit from sellers 3% towards buyer's closing  which they also allowed before & we closed escrow.  
3)When all else fails and the lender is not co-operating you may seek help by placing a complaint from yourself and your homeowner with FDIC. I am in California and I have placed complaint 3 times on 3 different lenders where they were able to help me with a difficult short sales. 

Consumers may contact an institution's federal banking regulator directly to report complaints against financial institutions or to ask questions related to those institutions. The link below provides a tool to help determine the appropriate federal banking regulator to contact:


If you are unable to locate the appropriate federal regulator or if your financial institution is regulated by the Federal Reserve System, we will need additional information in order to route your complaint for investigation. Please resubmit your correspondence with the additional information requested below:
If you are submitting correspondence on behalf of another individual, they required a third party authorization signed by the consumer. 

More information on the Federal Reserve s consumer complaint process is located on our website at:


The following are other links you may find helpful.
Trust me if you know how to place this complaint, the lender will begg to work with you to give you the BEST customer service with a dedicated line just to get rid of you and your complaint. It was the best experience in completing difficult shortsales ever... 
Here you can read other stories regarding short sale lifestyle i have been through since it all started.. 


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Hello Rebeka,

Thank you for the tip, I just submitted a complaint against an investor that has been denying us a short sale. I will let you know how it goes.




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