Trouble selling investment property

[Account Closed]

I own a vacant single family home in Memphis, TN and have had trouble selling it the past two years because I owe more than the home is currently worth. The home is currently listed on the MLS but I'm at a loss on what to do as I do not have the funds to cover the mortgage deficiency and closing costs. My bank rejected the short sale application because it is an investor owned property and I'm current on the mortgage. Any suggestions would be greatly appreciated. Thank you!