I hear you it can be alot of work only to lead to disappointmnet.

I agree that they are nothing but headaches and I try and stay away from the whole process...

I learned my lesson recently.  Negotiated the deal, sellers were being very cooperative at first.  Everyone was working together and then all of a sudden they're gone.  Buyer was totally disappointed and burned from the experience. 

Nonetheless, I found them something else that they are very happy with but I don't think I can go down that road again either....

I really try to stay away from short sales - REOs are much better to deal with and hopefully your buyer will get a better deal.

I think that if you find the right house - you need to ask the selling agents the right questions before writing the offer.  If they are on top of things you can generally tell.  Which should make the process a little easier.  One of the most important questions you should ask is - Have they ever done this before, with some success?  Have you worked with this bank before?  These are just a few - But as a standard rule ask a lot of questions before you right.

Currently working on a short sale. SURPRISE.... two judgments popped up practically at the last minute. If this deal holds together I'll be surprised to no end. One judgment holder is TOTALLY uncooperative. If the sale tanks, the house is scheduled to be popped April 4th, seller will then probably file Chapter 7 (?), then judgment holder will get zip. What a mess.....

However congenial I may or may not be, this is Number Last for me, for sure.

sounds like the listing agent didn't know what they were doing.  The liens should have been uncovered LONG before the short sale was even approved.

Jason- Is there a specific question we can ask to verify whether the listing agent knows what they are doing? I've been asking these questions: is it approved at the list price? have the seller's been approved for a short sale? do you have experience in short sales? have you ever closed a short sale?

Strangely enough (or maybe not), the answers is invariably NO to all.

Well if they've never done one, it's a long tough road.  When I started doing short sales, I partnered with people who knew how to do them and was in my broker's office every day learning the process.  So if they don't have experience working a short sale you'll just be frustrated bringing the buyer.  I would ask them how long it typically takes them personally to get an approval.  I've been getting them in less than a month which is faster than average.  They will know on average how long it takes and how long specific lenders take if they have actually worked a short sale before.