Product: Mortgage

I have recently been denied a Short Sale via my lender for the second time and I have many questions about this process as I feel my lender ( Carrington Mortgage ) has not been fully transparent and cooperative on my behalf. On XXXX XXXX, XXXX, I received a letter stating that my Short Sale request was denied and that I should contact XXXX to inquire. I contacted XXXX yesterday evening and the representative I spoke with stated that my request was denied because I did not have a " negative '' on my monthly expenses in relation to my income and that I needed to contact my lender about re-applying again. Although I thought this was a somewhat strange reason for a denial, I contacted Carrington to express my concerns and to find out what other options I had. The first Carrington representative I spoke with stated that based on what she could determine from my account, it appeared that the RMA package was incomplete and that I should resubmit everything AGAIN to Carrington and that it would go directly to Short Sale Dept. and not the waterfall process. I asked her when would this be due as I needed time to resubmit the paperwork again and she placed me on hold to find out. After being on hold for about 10 minutes, someone from the Short Sale Dept. spoke to me and stated that my XXXX credit score was too high and it should be under XXXX to be eligible for a Short Sale. I was totally floored because for the past 5 months, I have been told numerous stories about the status of my SS application. The reason I was denied the first time for a Short Sale was because I was informed 1 ) my XXXX score was too high and my mortgage payments were up to date and that I needed to show hardship in paying the mortgage and that 2 ) I needed to vacate the property and rent elsewhere to show further hardship. My husband is XXXX which is the reason we needed to move from our prior garden style condo which has no elevator on the property and he could no longer continue climbing the stairs due to his deteriorating health condition. When we were denied in XXXX XXXX, we decided to do what we were instructed to do by Carrington and XXXX and vacate our property to rent elsewhere and we stopped mortgage payments. Now, my application has once again been denied after being told by Carrington that everthing was still in the Underwriting Dept. for the past few months. We feel now that we are being FORCED INTO FORECLOSURE as we have no other options since the property has been vacant since XXXX XXXX, XXXX. I have had a real estate agent and an investor who was interested in the property via Short Sale. We are confused as to what to do because of so many conflicting stories by both Carrington and XXXX : XXXX score being too high, no negative for my monthly expenses on my Short Sale application, or something being forgotten on my RMA and to resubmit the entire package again to Carrington to the Short Sale Dept. Can someone please tell me what it is I am supposed to do at this point to AVOID FORECLOSURE? I do not want Home Retention as my husband and I can not return there to live on the property and I can not pay rent in my current place and a mortgage. We are prepared to seek legal counsel to assist us in the event we are being forced into foreclosure because I have done my due diligence for the past year in attempting to appy for the Short Sale process - TWICE and have been provided conflicting guidance from Carrington and XXXX. Please advise as to next steps regarding my account.