My clients thought the house was going to be sold at the courthouse. They thought the sheriff was a comin! They were months behind due to financial/medical issues. This week we were able to avert thatforeclosure for our clients via a short sale. The 1st mortgage lender had filed the foreclosure documents 5 days after we went under contract! We were able to negotiate a pretty hefty reduction to the 2nd mortgage (39k) and just a few thousand off the primary. We closed in record 47 days and the sellers are not going to get a default judgment for the unpaid balance. There are a lot of little details in these deals and it seems that we learn a new nuance every deal. Being courteous and efficient yet keeping a real tight reign on all the parties made this a smooth one!