[ShortSaleHelp]

We had listed our home with a real estate company who had found a potential buyer with this agreement told my husband and I that their mortgage was approved and gave us a closing date of June 1. With this being said we made an agreement with the mortgage company to allow the tenants to move in prior to the closing.. (BIG MISTAKE). We found out that the tenants never had an intentions of buying our house. They have been given numerous eviction notices, we won at the last hearing and were granted an order of possession, which in turn they appealed. We now have a status conference scheduled for Monday, September 29th to set an exact date of when they will be out so we can get our house back. We never wanted to be a landlord we just wanted to sell our house or refinance our house to have for us to move back into. I am not sure. I just want to done with this nightmare that has been going on over a year. We need help please. I don't want to foreclose on the property, HSBC mortgage services are our mortgage holder and we have an adjustable rate APR which was at 13%. We have tried to refinance with them and they told us they couldn't because of the fact that our credit score was not above 760. I don't understand why they won't help when they could see clearly that we were having a problem. Our orginal mortgage was only $583 a month since we purchased in 2004 it has climbed up to almost $900.00 per month. The only reason we fell in default is because I was trying to work on a short sale program with the walkaway plan and they said in order for us to qualify that we would have to be a 3 month default. Now we are over our heads and need help