Short Sale approved at list price ONLY by lender. Please allow AMPLE time to process any offers. Sold AS-IS WHERE-IS, seller will make no improvements. All specs need verification. Not suitable for FHA or VA loans. All offers must have Pre-Qual letter from lender or proof of funds with contact info for verification. All offers must include a Buyer's Premium of $10,000 in addition to offer price. **buyer's premium is non-negotiable**