BMO Harris SHORT SALE on VACANT RESIDENTIAL LOT

I'm representing Buyer's on VACANT RESIDENTIAL LOT in Tucson Az. The seller owes $815K, our contract price sent to M & I July 2012 , now BMO Harris, is $475K. Listing agent says negotiator verbal counter is $525K, 4% total commissions & seller will need to pay $$$ at COE. Does BMO Harris send Approval letters quickly? Do they negotiate commissions. The listing agent is not wanting to be aggressive. Thank you for your attention.- Bob

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