Looking for a coach on a possible short sale!

[LeJon Ratchford]

I use the word possible because I am not sure if this a short sale or not. A lady is looking to sale a rental property she has. She says the home was appraised at previously $70,000 ( appraisal was probably years ago) and she owes I believe $54,000 on it. The house has been trashed, so I imagine it has negative equity and is not even worth the $54,000 that is the remaining balance. She says it is in the preforeclosure stage. Looking for a investor to help me with this deal. What steps to take I will give 70% of my fee at closing to a investor along with what ever they make from the deal just for solid education of how this process works.
LeJonR