Georgia, with its southern climate and charm, its culture, its great entertainment, golf courses, and oceanside attractions, is one of the most desirable places to live in the United States.

Georgia, with its southern climate and charm, its culture, its great entertainment, golf courses, and oceanside attractions, is one of the most desirable places to live in the United States. It is also treasure trove of history; but in spite of its desirability, Georgia foreclosures are occurring at the second highest rate in the entire country.

Great Homes at Bargain Prices

The demand for homes in Georgia may have priced many of them beyond the means of many buyers. But the high rate of Georgia foreclosures does put some Georgia properties within the reach of less affluent buyers, and listings of Georgia foreclosures will let home hunters find attractive homes at attractive prices.

Georgia foreclosures listings present an opportunity for considerable savings to home buyers, and those who know the market and have some good luck can buy Georgia foreclosures at up to a fifty percent discount to market. Even better, there are a wide range of homes in the Georgia foreclosures listings.

Options for Buying Georgia Foreclosures

The available options for purchasing Georgia foreclosures are dependent on who holds title to the property. Government foreclosures in Georgia are available for purchase through bidding. Bank foreclosures can be bought directly through the banks, while some Georgia foreclosures are sold through auctions.

One good source for finding Georgia foreclosures is the Foreclosure Data Bank. It both lists homes in foreclosure and provides information on the best way for you to purchase the foreclosed properties of your choice.

Georgia foreclosures, in recent months, have moved to center stage in the consciousness of America’s educated real estate buyers. The number of homes on the market in Atlanta, in the past half-year, has risen nearly twenty-nine percent, and the Georgia foreclosures rate has nearly doubled in the past year. The glut of unsold homes in the market can lead to terrific bargains for qualified buyers.

One reason for the significantly increased number of Georgia foreclosures may be traced to the wide range of Georgia’s mortgage products. Because some of these products entice people into over extending themselves financially, homes are going to buyers who will soon go into default and lose them to foreclosure.

It is not uncommon for those facing foreclosure to become victims of predatory lenders, foreclosure counselors, and even realtors who will work the situation tot heir own advantage but will invariably cost the homeowners money and in the worst cases, their homes, without doing a thing to eliminate their responsibility for the mortgages on their properties.

Far too many unsophisticated homeowners have fallen prey to unscrupulous business practices as they have fought to save their homes. Any homeowners who think that they e could be facing foreclosure in the near future should talk to the lenders on their properties as soon as possible. They may be able to negotiate lower monthly payments until they are in a better financial condition.

For those interested in purchasing foreclosed properties, information on foreclosed properties is publicly available, and by getting it as early as possible, a buyer can do all the necessary research to make an informed decision about going ahead.

Options for Avoiding Foreclosures
Homeowners in Georgia who fall behind in their mortgage payments don’t have much time to get their situations turned around. Why?

Foreclosures in Georgia are not a matter for judicial review. The banks which hold mortgages do not have to present their cases for foreclosure in court; unless the defaulting property owners’ purchasing agreements state differently, proceedings for foreclosures in Georgia can begin at the lender’s discretion.

However, some lenders, before instituting foreclosures in Georgia, will offer the homeowners the opportunity to make good on their missed payments. Others will simply add a portion of the owe amounts to the homeowners’ monthly payments until they are caught up; but the homeowners will have to be able to manage larger monthly payments. In view of the fact that they are already in arrears on their lower ones, this solution may not be effective for all of them.

One other option which lenders offer to enable their borrowers to avoid foreclosures in Georgia is to refinance their homes with smaller monthly payments, provided the homeowners have insurance which will cover any delinquent amounts. But there are insurance companies which will cancel a homeowner’s policy as soon as this coverage is invoked.

If Foreclosure Is Unavoidable

If, no matter what help the lenders have extended, the homeowners cannot meet their monthly payments, foreclosures in Georgia are inevitable; the homeowners will be given notice of the foreclosures fifteen days before the process begins.

The lenders, under the laws for foreclosures in Georgia, are obligated to publish their intent to sell the properties for four consecutive weeks in the newspapers where the properties are located. The notices must detail the physical information and mortgage of the properties, and the location and times of their sales. They will also contain the names of the former homeowners and the mortgage holders.

Foreclosures in Georgia are sold at the Court House of the county in which the properties are located, on the first Tuesdays of every month form 10:00 A.M. to 4:00 P.M. with the exception of New year’s Day and July 4th; if either of those days falls on the first Tuesday, the sales will be postponed until the next Wednesday. http://www.foreclosureshomeguide.com/Foreclosure_Properties/Foreclosure_Information.php on Foreclosure Information.

Successful bidders on foreclosures in Georgia must pay the full amount of their bids to the property’s owner, unless the successful bid was a minimum placed by the lender.

Even though there is no all-encompassing national foreclosures procedure, the basic method of publishing upcoming foreclosure auctions in local newspapers is the best way to find listings of foreclosures in your area. Most state foreclosure laws require that a lender publish the intent to auction a foreclosure throughout the four weeks just before the sales date.

National foreclosures are so many and diverse that the best ways to find ones which meet your needs are to search on the Internet for foreclosure listing services; to visit a public library and study the newspapers for the cities where you’d like to bid on foreclosures; or to find a real estate agent who deals in foreclosures.

Home Foreclosures-shortsaleonlyus.com

Home foreclosures refer to the legally-supported process of re-possessing a capital investment such as a home of an individual in a case where the home or house was presented as collateral for a financial institutional loan.

In the unfortunate circumstance where the home buyer is unable to service the loan, the bank or other financial outfit may re-possess the property with a view to selling it and recovering any monies owed to unto it.

Foreclosure is a process composed of some three distinct stages.

The first stage in the process is referred to as the pre-foreclosure stage. At this stage, the bank files a foreclosure lawsuit. The stage has different names in different states; in some states, it is referred to as ‘Notice of Default’, while in others, it’s called as a Lis Pendis. This is the stage when the bank gets to file a foreclosure lawsuit when a borrower falls back or defaults in payment three consecutive times.

During the foreclosure stage, the defaulting borrower has a number of options to save the situation and maintain ownership of the property:

Pay off the whole loan amount in full Bring or make the loan current for all past payments in due as well due attorney fees Discuss with the loaner with a view to working out a more executable repayment plan i.e.  Re-negotiate the loan terms to  more flexible and relaxed terms Dispose off the house and move on Sell off the house to an outside investor and then lease it back Refinance the property with another equity lender If the amount owed is greater than what the home would sell for, a quick short sale may be executed with the lender

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It is important to note that this stage is occur rent only in judicial states and not otherwise

The second stage in home foreclosure is the Trustee Sale or the Auction process. In this stage:

The bank or lending institution brings forward the property to a public auction The ‘sell by’ date is determined after a hearing up to four weeks before the proposed or due auction date The homeowner may attend the hearing and make a request of extension to execute himself a home sale. Usually, homeowners can bargain themselves 3 added days in a maximum of sixty days. As a matter of statistic, 95% of homes on auction revert to the bank as REOs.

The third and final stage in home foreclosure is the REO stage.

REO is an acronym for Real Estate Owned. The REO stage is the third and final part of the (home) foreclosure process as obtains in a judicial state. It is the stage where the property becomes REO should it fail to sell on auction to a 3rd party bidder.

Home foreclosure is expensive business for banks. The process of home foreclosure or repossession to a bank on average costs anything from $35,000 to $50,000. A digression from core business, yet inevitable a consequence or process for a bank, you could say.

There is a high inventory of homes on the market in Phoenix, Arizona. Right now may be an excellent time to buy, not such a good time to sell. Sellers and builders are offering wonderful incentives to buyers. It has become slightly more difficult to obtain a home loan due to the high foreclosure rate. Lenders have been tightening their standards due to the high foreclosure rate. This article discusses foreclosures, pre-foreclosures, and short sales. At any time while reading this article, please feel free to click on the website associated with this article to get in contact with a professional Realtor in Arizona to help you with all of your Arizona Real Estate needs.

Whom ever people are making their mortgage payments to are the ones taking the hardest hit when a home goes into foreclosure. When a home is in foreclosure, it means that the home owner has stopped making their house payments. When this happens, the bank is forced to foreclose on the home and re-claim the home. Once they re-claim the home they want to get rid of the home. To get rid of the home, the bank must sell the home at fair market value for the home to have any chance at selling. If the fair market value is less than the amount owed on the home, the bank is going to take a loss because they loaned the home owner more money than the home is currently worth. If the home had any equity at all, the home owner probably would not have had to foreclose because they could have refinanced the home to take money out to pay the mortgage payments.

Lists are distributed to Realtors that are in pre-foreclosure, which means, the people are on these lists are late making their house payment, and have a possibility of going into foreclosure. This is a touchy subject to the people that are making their house payment late. There are multiple reasons why someone would stop making their house payments. Usually, the people that stop making their payments on their home are not doing it by choice, but out of necessity. However, you may be helping someone by an investor or home buyer purchasing a home in pre-foreclosure. If you can not afford the home any more, perhaps someone will purchase the home for you so you do not have to make the payments anymore.

If the home owner that went into foreclosure owes three hundred thousand dollars on a home, and other similar homes in the area are now selling for two hundred and thirty thousand, the bank is going to take a loss. This is a good time to get a home at fair market value, or possibly less. When the bank forecloses on a home, they own the home at this point. The bank acts as the seller, and the buyer and the buyers Realtor are now negotiating on a price with the bank. If no better offers are coming through the door, the bank may take your low offer.

When a property is in pre-foreclosure may be a beneficial time for someone to purchase a home. That is, if the property that is in pre-foreclosure has some equity. If the homes in the area are selling for three hundred thousand dollars, and the person that is in pre-foreclosure owes two hundred and thirty thousand dollars on the home, a good purchase price would be two hundred and thirty thousand dollars, or maybe two hundred and forty thousand. If a similar floor plan just sold in the area for three hundred thousand dollars, then this would be a wonderful buy because you just picked up some equity. Sometimes a Realtor will represent the bank and act on the banks behalf and negotiate a list price for the home. The bank is asking for a Realtor to sell this home at fair market value. This way, the bank can continue banking, the Realtor can try to get the property sold, and the homeowner can possibly get out of their mortgage once the house sells. This is a winning situation for the buyer, the bank, the homeowner, and the Realtors.

However, it is common when the seller owes more than the home is worth, then, the bank will ask the Realtor to price it to sell. When a bank tells a Realtor this in this hypothetical situation, the Realtor will have to price it lower than the surrounding competition in order for the home to sell. This is called a short sale.

A short sale is good for the buyer, better than nothing for the bank, and an act of desperation by the seller. It is good for the seller because they will get out of paying their mortgage payment if the house sells, but generally has a negative effect on the sellers credit rating. A bank will not negotiate with the seller on a short sale unless the seller is not making their house payments. This will have a detrimental effect on the sellers credit rating.

This does not guarantee that market conditions could get worse. Home values may drop any time, so this is a risk a home buyer or investor needs to contemplate. If the interest rates are dropping, and the market seems to be heading upwards, this might be a great investment. There is no way to predict market conditions, what goes up may very well come down. None of the information in this article will guarantee any type of return on your investment. When buying, selling, or leasing property in Arizona, it is imperative that you are properly represented so that you know what you are getting your self into. To get in contact with an honest, experienced, and proven Realtor, please click on the website partnered with this article. Arizona welcomes you.

With the economy in a recession and the Real Estate Market at its worst in decades, many taxpayers have either experienced or are facing the threat of a foreclosed home or other piece of Real Property.

The number of foreclosed homes and short sales has skyrocketed in recent years amongst a failing economy and an unemployment rate hitting historical highs. To make matters worse, some experts are predicting a “bottoming out” of the economy as late as 2012. In the meantime, the number of people losing their homes continues to rise.

The foreclosure of Real Property can give rise to many questions and concerns for taxpayers. 

Upon the foreclosure or short sale of a piece of real estate, the lender with the deficiency will issue a Form 1099-C, Cancellation of Debt to both the taxpayer and the IRS. In past years, the amount of cancelled debt would give rise to what is sometimes referred to as “phantom income”. This phantom income would be taxable as ordinary income and would result in tax that had to be paid by the taxpayer. The taxpayer however, having never taken actual receipt of any cash, would many times be unable to pay the tax this phantom income produced.

Fortunately for taxpayers, Congress addressed this very issue in The Mortgage Forgiveness Debt Relief Act of 2007. The bill; H.R. 3648, was passed by Congress and was signed by President George W. Bush in December of 2007. The bill, grants relief to homeowners that have been given relief from mortgage debt through a foreclosure, short sale or other similar agreement with the lender. Generally, eligible debt is what is referred to as acquisition indebtedness. Acquisition indebtedness is defined as debt incurred to acquire, construct or rehabilitate a residence. However, refinanced debt will qualify, so long as the debt does not exceed the original amount and home equity debt will qualify so long as the funds were used to improve the taxpayer’s home. No relief is available for cash-outs. The forgiven mortgage debt must have been secured by the residence and no more than $2 million of mortgage debt is eligible for the exclusion ($1 million of mortgage debt for a married person filing separately). The relief applies to qualified debt forgiven between January 1st 2007 and December 31st 2012.

While the State of California does not conform exactly to Federal law, it also provides relief from tax on forgiven mortgage debt for calendar years 2007 and 2008. Senate Bill 1055, enacted September 25th, 2008

allows taxpayers to exclude up to $250,000 of cancellation-of-debt income resulting from a discharge of a loan that was used to acquire, construct, or substantially improve the principal residence of the taxpayer. The maximum amount of a loan eligible to be excluded is $800,000. The exclusion is further phased-out for discharged loans that exceed $800,000. Some taxpayers may need to file an amended California return for 2007 in order to take advantage of these provisions. Doing so may result in a refund or reduction of tax liability.

For taxpayers who have lost their homes either through foreclosure or a short sale scenario these relief provisions are welcome news. However, it is important for taxpayers to remember that these provisions only apply to principle residence loans that were used to acquire, construct or rehabilitate a taxpayer’s principle residence. Taxpayers who have used loan proceeds for other purposes may still be facing a taxable income situation. Taxpayers who have experienced or are facing foreclosure or short sale scenarios on rental, business or investment properties are likewise at risk as these provisions will not apply. In these situations it is imperative that taxpayers have a competent tax professional to assist them with their tax planning and preparation. Taxpayers may still be able to obtain relief under other provisions such as the establishment of insolvency. However, navigating specific tax laws in these areas can be tricky.

Christopher R. Jacquez, EA

CEO, eTaxRelief – Tax Negotiation & Preparation Services, Debt Relief

www.eTaxRelief.com

The two-county Inland region once again led Southern California in the rate of foreclosure-related filings, including notices of defaults, trustee sales and lender repossessions. In Riverside County, 7.9 percent of homes faced foreclosure and in San Bernardino 6 percent of homes entered the foreclosure process. Riverside County’s foreclosure-related filings last month totaled 7,960, an increase of 30 percent from February and 127 percent from March 2007. San Bernardino County had 6,182 filings, up 25 percent from February and 118 percent from a year earlier.

Foreclosure activity is expected to peak later this year based on subprime mortgage resets, said Leslie Appleton-Young, chief economist for the California Association of Realtors.

RealtyTrac reported that foreclosure filings on 64,711 homes were recorded in California in March, the most for any state for the 15th consecutive month. California’s foreclosure activity last month increased nearly 21 percent from February and almost 106 percent from a year earlier.

Los Angeles Foreclosures –

Hardest hit cities Los Angeles (2060), Lancaster (869), Palmdale (852), Long Beach (499) and Santa Clarita (264)

Orange County Foreclosures -

Hardest hit cities Santa Ana (629), Anaheim (413), Garden Grove (211), Orange (150), Fullerton (136)

Riverside Foreclosures -

Hardest hit cities Riverside (1028), Moreno Valley (945), Corona (742), Murrieta (494), and Perris (478)

San Diego Foreclosures -

Hardest hit cities San Diego (1620), Chula Vista (582), Escondido (373), Oceanside (370) and El Cajon (260)

San Bernardino Foreclosures –

Hardest hit cities Fontana (770), San Bernardino (668), Victorville (609), Hesperia (384), and Rialto (341)

With all the bad news about Foreclosure the Senate with an overwhelming decision in favor of the 84-12 voted to pass the “Foreclosure Prevention Act” Part of this package would give the buyers of foreclosure homes a $7,000 credit to help provide relief to struggling banks who have huge inventories of foreclosed properties.

If you are thinking about buying a home that is a bank repo, start shopping on the web with mortgage company web sites like countrywide has.

http://countrywide-foreclosures.blogspot.com/2008/04/14220-reos-offered-for-sale-on.html

Total REO (As of April 17, 2008)

State Count Total Asking Price($) Average Asking Price($)

CA 4,293 1,218,980,585 283,946

Daniel Doane can be reached at Hardmoney_direct@yahoo.com

www.Hardmoney-DIRECT.com

There are many ways to avoid and stop foreclosure.

The first step in avoiding foreclosure is to keep your mortgage company aware of your situation, continue to try and make some sort of payment, even if it is a partial payment.

If you get so far behind in payments that the lender files a Notice of Default, then your options get very limited and some mortgage companies are very reluctant to work out a repayment schedule after foreclosure has started.

At this point you will be given a certain amount of time to pay the delinquent payments current, any past interest that has accrued, costs of foreclosure filling fees along with all legal attorney fees.

Sometimes all these fees mount up so quickly that it is almost virtually impossible for home owners to face. It is often easier to walk away from their home instead of dealing with the situation. The sad part is, often they don’t realize there are other options available to prevent foreclosure.

Foreclosure laws differ from state to state, but for the majority it all works the same either on judicial foreclosures or non-judicial foreclosures. However, on February 13th 2008 the Foreclosure Act of 2008 was introduced to congress. The bill could help over 600,000 people stop the foreclosure process by allowing them to file for bankruptcy, and then the bankruptcy judge has the option to modify the home owner’s loan. There are many stipulations to this law and who qualifies. Not always is the home owner going to be able to save their house from foreclosure this way.

Foreclosure assistance is out there while many people are under the impression they must just let go of their home, and all of the equity they have built over a period of years, due to their financial situation. There are many companies out there that have the knowledge and understanding to help prevent foreclosure. Foreclosure prevention companies and loss mitigation companies have this knowledge specific for your state.

Not only will they work in your behalf to stop the foreclosure process, they will communicate directly with your Mortgage Company or lender. Often times these companies are able to negotiate lower monthly payments with smaller interest rates.

Many times these companies can help families to recover their life, and return to normalcy while staying in their home, when other wise they would have lost everything. There are many options that these companies can explain to you in your initial consultation. If you are one of the many home owners that are facing a foreclosure situation call a foreclosure prevention company to help you understand the foreclosure proceedings.

Among the many solutions available to you if you are facing foreclosure is a short sale. Individuals and companies that promise fast foreclosure help often fail to inform you on the damage a short sale will have on your credit report. A foreclosure will remain on your credit score for 10 years and you’ll typically have to wait 2-4 years before you can apply for any loan that offers a reasonable rate. The truth is there is no credit score advantage to a short sale over a foreclosure. Both of these options will lower your credit score between 200 to 300 points. That means if you had a FICO score of 700, it may drop to 400 depending on the overall condition of your credit. A short sale will have the identical effect on your credit report as a foreclosure. The short sale will show up as a pre-foreclosure redemption status, costing you between 200 and 300 points on your FICO score. A Deed-In-Lieu of Foreclosure will affect your credit just as badly as a foreclosure.

A homeowner might consider letting their home go into foreclosure because it enables them to stay in the property, basically rent free, from four months to a year before being forced to vacate. But that fact does not mean a foreclosure is the better option because a short sale has the same effect on your credit. Another issue with short sale or foreclosure is that discharged debts are considered income according to the IRS. So if you have a $250,000 mortgage on your home it is foreclosed on or discharged by bankruptcy, the IRS treats that as if you received income of $250,000. Likewise, in a short sale the difference between the mortgage and what the lender agreed to sell it for will be considered forgiven debt, and you will be taxed on that amount. You can often negotiate that down to a lower level, but it is a tough process.

Contrary to popular opinion, short sales do not have shorter wait periods when compared to foreclosures before an individual can buy another home. Fannie Mae guidelines state that individuals need at least 24 months “seasoning” before they can be considered for home loans. Additionally, a seller could fall victim to a deficiency judgment where they will be held liable for the difference between the mortgage amount and the short sale price. It is up to the lender as to whether or not they will pursue a deficiency judgment.

If you wish to save your credit, and possibly keep your home, you should explore other foreclosure solutions. For instance, if there is enough equity in the home, a real estate investor may be willing to bring your payments current if you agree to sign over the deed and rent the home from them. You will lose ownership, but you’ll continue living in the home and once your hardship passes you may be able to repurchase the home from the investor or a new home. The key to this is finding a reputable real estate investor through a local real estate investment club. Should a homeowner find a real estate investor, and the circumstances are right, he or she may be able to stay in their home and salvage their credit altogether.

Foreclosures are not a pleasant experience and you probably want to end this misery as soon as possible. The best way to do this is not to stick your head in the sand! Start taking action and save your home.

Where do most investors turn to when they seek foreclosure opportunities? Sure, they take a look at free foreclosure listings or even sources of foreclosures that they pay for. While these sources may lead to productive and profitable deals, they also usually require extensive marketing and business promotion in order for an investor to tap into these preforeclosure opportunities. How do you learn how to do these things in your pursuit of foreclosures? The key is real estate training and, more specifically foreclosure training/short sale training.

With all the foreclosure investing options out there, I think the greatness of the current market also can be risky for the investor because, without the proper short sale training or even basic foreclosure training, you run the risk of not really knowing what you are doing. Profits can be lost and so too can foreclosure opportunities when investors lack the proper foreclosure training.

Foreclosure investing is an amazing opportunity but there are many aspects to consider, especially if you are really going to learn real estate short sales. Good foreclosure training and good short sale training programs cover all the features you need to learn, including marketing, negations, and even the emotional aspect of the sale, a natural by-product of foreclosures that can often complicate short sale deals.

My efforts here are to assure you that there are indeed unlimited deals to be found within the realm of foreclosure properties. Whether you’re just curious how to make money with foreclosures or really dive in and engage in serious short sale training (sometimes called Lo0ss mitigation training), then you owe it to yourself to check out my Preforeclosure Cash Flow System and the many short sale training modules within it that cover how to really launch your foreclosure business.

In closing, the entirety of the foreclosure process is ripe with deals that are there for the picking. In today’s market, the short sale process is as much as part of foreclosures as any other part of the business. Look at other types of foreclosures too and keep your eyes open because the deals are out there. I also suggest that you commit yourself to real estate short sale training, and your pursuit of real estate foreclosures will be more productive and more rewarding. I wish you the very best in success in foreclosures and in real estate investing as a whole.

The sub-prime mortgage crisis that struck Phoenix and other places in the US really made an impact on many families. In fact, there are many who are facing foreclosures. So some borrowers who are in danger of losing their homes are now thinking if Phoenix short sales are for them. If you want to know whether a foreclosure or a short sale, such as Phoenix short sale and Arizona short sale, is the better deal for you, read on.

People who are not familiar with Arizona short sale laws often think that just letting go of the ownership to their homes is better than selling it through a Phoenix short sale. However, foreclosure is something that you really must avoid. Aside from losing your house, foreclosure could bring a host of other problems, including having bad credit and ending up with a huge debt. With these things in mind, it seems that any other alternative, including Phoenix short sales, is more advantageous compared to foreclosures.

Ideally, you can sell your home at a much higher price than you bought it. However, with a financial crisis, this is like shooting for the moon. Unless you are talking about markdown sale like a short sale, it may be hard to sell your home. So what is your next choice? A Phoenix short sale or an Arizona short sale is your next viable option. So what are Phoenix short sales? Basically, a short sale, such as Phoenix short sales, is a discount sale of your home. This means that you agree on selling your home at a much lower price. And the money you get will be used to pay off your mortgage. Some lenders are willing to forego of the balance of the loan if homeowners agree on short sales. So Phoenix short sales allow you to fully satisfy your debt even if the amount paid is lower than the amount owed.

People who are facing foreclosure should consider Phoenix short sale or Arizona short sale. This is especially true for those who live in Arizona, where prices of homes have plummeted. Although people end up having neither home nor money in Phoenix short sales, at least they will be able to get rid of their mortgage and other debts. With Phoenix short sales you can use your income or money in your savings account to start on a new slate instead of using hard-earned cash for mortgage payment. And since you might need to borrow again in future, you have to avoid bad credit rating. You can do this with Phoenix short sales.

Some think there may be a few disadvantages with Arizona short sale or Phoenix short sale, such as paying taxes for the difference between Phoenix short sales proceeds and the mortgage amounts. However, this has been solved in because of legislations are already being made to omit paying additional taxes for Phoenix short sales. Once you have already decided that Phoenix short sales are for you, the best thing to do is find a real estate agent to help you. It is not really very easy to find potential investors on your own. Besides, with the help of professionals, Phoenix short sales will be made expeditiously and will be handled well.