Just closed a short sale with two loans, both Wells Fargo, and surprisingly not Fannie Mae or Freddie Mac supported, and with both Federal and State tax liens to lift. It was a brain drain, but closed with a little financial help to the seller, too, in less than 4 months. Cheers to Wells Fargo for their cooperation in getting the job done, although the hoops were massive and a bit disorganized. What surprised me was the great cooperation from the Tax Boards, in record time. The IRS was especially professional, the State of California was a mess since their preset business dealings leave the agent and title company in the dark as to who to deal with, like it is all a big secret. Pre-warning: they turn off their fax machines when not in the office, and don't tell you. They also do not tell you when your negotiator doesn't work there anymore! If you push them all, and stay on top of your file, you will find they will all surprise you in the end!