Sounds like a short sale to me...perhaps the listing agent is trying to keep prospective buyers from immediately turning away by advertising it as a short sale.Why not ask the agent directly if it's a short sale, and if she says no, ask her why the deal needs bank approval...

This is not a HUD, VA, or tax sale although USDA tends to advertise some of their foreclosure sales better than REO or HUD owned property.

What about your other advertisement mediums?

This tactic is almost as bad as the "bait and switch" advertising.

What results are you getting with ppc adwords, yahoo and bing to attract motivated sellers for your area

We advertised it as a rental/lease-option the first week of January and just agreed with a tenant/buyer this weekend on the lease-option price/terms.

Holding properties for a better price even if it took years, booking market values in "other real estate owned" as an asset.A ruling was issued to require banks to ensure such properties were professionally advertised and held for sale, which meant to list them with a real estate company.

Specifically, anyone engaged in the taking of an application, negotiating terms of the financing, advertising financing and proper disclosure to the buyer, must be licensed under the SAFE Act."

Then I thought: If I don't get a decent response, they will lose my business because I'll choose another means of advertising, so I dismissed it.

People can say anything they want but if they have to put it on paper and know you are going to check into it, you may get a different story.When I was advertising my rental on CL recently, about 1 in every 10 emails I got was similar to what you are describing.