Thanks Dave. I have been unable to get the bank to consider short sale because I cannot demonstrate hardship. I don't know how things will change in 2013, but there have been forgiveness provisions in place in California and federally which prevented owners who have been foreclosed upon from having to pay taxes on the amount the banks write off. I consulted with youwalkaway.com and they seemed very knowledgeable on the matter. I will check with them and see what law changes might occur in 2013.

Any advice on how I might get Wells Fargo to bite on a short sale?

I can easily afford my payments, I just dream of having a single family home.

Max