Upside down seller who has a legitimate hardship approved by their lender.  There is nothing fast about a short sale.  The bank has to approve and there is usually a tax liability called forgiveness of debt that the seller has to accept and pay taxes on.  Normally the Short sale also has deferred maintenance items on the home that the new Buyer will have to deal with.  Most short sale closing costs are the buyers responsibility because the seller is broke!.  The REALTORS really earn their money on getting a short sale to the closing table.