MY DEAR SELLERS
During a short sale, our mutual goal is to get an offer accepted as quickly as possible by your lender to prevent a foreclosure.
And as you already know, the effects of a short sale are far less damaging than a foreclosure or a bankruptcy.
REMEMBER YOUR GOAL: SELL THE PROPERTY!
Please understand that maintaining the home is still your primary responsibility during this selling process, whether you choose to stay or not at the property, remember what it takes to sell.
MAKE IT EASY TO SHOW YOUR PROPERTY
Keep the house looking nice inside and out. You literally only have minutes to make a good impression. Make that first impression count!
If it's messy and smelly, it won't sell. And if it doesn't sell, consider the alternative: foreclosure!
Allow the realtor to put a lockbox that other realtors can use to access the property.
How can we sell it if we can't show it?
Don't insist on unreasonable windows of time to show the property, such as showing only between 12 noon - 1 pm, or requiring 24 hours notice.
If you're serious about selling, you'll do your best to accommodate all interested buyers and their agents.
Keep the utilities on. Buyers, inspectors and appraisers need the utilities on to complete their respective activities.
A dark home is gloomy and uninviting. No power on will also make the home smell musty. Bathrooms and kitchens may show mildew. These are all unappealing and are turn-offs. Why take a chance? You'll only have to turn them back on for inspections later anyway. So just keep them on.
C
OMMUNICATE
Be accessible. Provide a number to best reach you, and return calls promptly
When you're going out of town, make sure you can still be reached by phone, email, fax.
Complete all required documents, especially your financial information, in a timely manner.
Keep your records current and handy. Don't pack away important information like your most recent tax returns, bank statements, pay stubs.
Keep the lines of communications open. Although doing a short sale transaction will take weeks from the time an offer is submitted, by the time the offer is ratified by the short sale lender, it becomes a race for time especially if the lender insists on a specific date to complete the transaction.
Your role as a seller doesn't end until the transaction closes escrow. What if the buyer backs out? We'll need to regroup quickly.
BE REALISTIC 
Accept the possibility that your property may be worth less today than what you owe, or what you paid for.
What your house sells for should not be your primary concern. Protecting your credit and your future ability to buy a home in the near future, is.
Remember that as a condition of a short sale, you as the seller will not receive any funds from escrow.
So does it really matter to you how much it finally sells for? Just aim to get it sold!
You may have to spend a bit of money to spruce up your property , but consider that an investment to accomplish your goal
TAX RELIEF
Yes, these are challenging times. Nonetheless, remember the provisions of the Mortgage Forgiveness Debt Relief Act "to amend the Internal Revenue Code of 1986 to exclude discharges of indebtedness on principal residences from gross income, and for other purposes."
Key point in a short sale: the difference between what you owe and what it finally sells for was normally considered income, and would have been taxed as such....until the Mortgage Forgiveness Debt Relief Act was passed in December 2007, and applies to debt forgiven in calendar years 2007 through 2012.
As such, because this is not considered income, you may not have to pay taxes on it --- please consult with your CPA to get the complete and right answer.
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