Nations is the 1st, PNC is the 2nd - prior to that BoA was first - was under contract for $585k - BoA would have received a full pay-off if not for the added $117k fees but BoA accepted the offer but would only allow $8k to PNC (UPB was $226k) - PNC wanted $68k & said realtors, buyers or sellers could make up the difference!  Could not get PNC to budge & BoA would not pay more - deal was dead, taken off market. Now Nations acquired the note from BoA and wants seller to list the house. Nations is willing to pay 6% of PNC's UPB. Talked to PNC and was told they do not have a set amount and could not give a definitive answer until they have a contract.  The other point is, if the IRS pursues the sellers for the "earned income" then sellers could not afford to pay that either - also, there is a tax lien of approx $48k. So, would I be wasting my time again or should I refer this out to a company that has better coneections than I do or simply tell the seller to let it go to foreclosure? Today, the house is actually worth about $625k so I do think we can get more than we did last year. Thanks!