I'm Junior Partner at a real estate investment company.  

I really don't have a lot of capital(in fact none) but I do have a decent paying job as a junior engineer at a local firm.

Lender can foreclose and wipe off lien holder assuming lien is junior to mortgage.However, a short sale is a voluntary sale.So, the lender has a problem.

Many times the shorted lender will approve a small amount for junior lien holders, that they will not accept.  

I have no experience besides a summer job assisting a real estate agent back in junior high.

Those veterans that, unfortunately, fall into the trap of thinking it's normal for 30%+ of one's income to go towards car payments while on active duty (where this is perfectly normal), generally cannot qualify for mortgages until they realize that this is only normal in the military where you don't have to pay for housing, food, etc.I could do an entire rant on how/why the military is doing a disservice to the troops by allowing this irresponsible car behavior to be normalized among 18-21 year olds (& in far too many cases their junior to mid-level NCO leadership), but that wouldn't be helpful to OP.

Also, banks are all about trust and verifying at the loan application of your junior mortgage.

And we can then foreclose or negotiate the junior liens and currently rent the property to make it a performing asset version failing asset.

I was a junior in a landscape architecture program, when I decided to take an intro course in real estate finance and development.

The listing agent should know enough about the deal to structure the offer the best way.....there may additional junior liens that need a contribution from you to be satisfied, so you'd lower offer by that much.