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I presume your trying to perform a deed-in-lieu of foreclosure correct?
Have you been in contact with the lender? If so, have you been in contact with their loss mitigation department?
There are a few loss mitigation techniques available. Obviously they want you to perform a "short sale" - that makes you get the buyer for them. They would prefer a short sale because then they don't have to find a buyer, incur realtor fees, nor take possession of the home, and finally, they can minimize their losses.
If you can find a buyer - then a short sale is great for you - you can walk away with nothing against your credit. Finding a potential buyer is the issue for you. As such you might want to talk to local realtors and see if they have anyone in their agency or know of anyone that handles short sales. There is money in it for them - not from you but from the lender.