Wells Fargo has denied my loan modification request twice, the reason always being "investor guidelines". My divorce was final a year ago and I haven't made a payment since Feb 2011, although I had been actively involved in the mod process for almost all of that time. So obviously, as soon as they sent me the second denial letter they set a sale date on the house. It's May 25th. My house is listed with a realtor who has a successful record with short sales, and we have submitted an offer to WF. I owe $150,000 and their drive-by appraiser valued the house at $129,000 and the offer is for $105,000. The term "investor guidelines" scares me to death. I'm afraid I'm going to get another refusal for reason I don't comprehend! Do you think my offer is strong? Also, should I call WF and ask someone to postpone that sale? I emailed that question to my realtor and she didn't answer. Am I going to be denied again? I fear my investor hates me.