I summarized the available options.Option 1: Full commission.

This article summarizes it pretty well.

This is in suffolk county NY.I know I just rambled, but I will summarize all questions here, some will be dumb, but all help is appreciated.1) If I am allowed to negotiate short sale with bank, at what price should I try and get homeowner to sign a contract for.2)I think I am responsible for all liens in a short sale, is that correct?

I think @Patrick Ellis summarized it well.  

To understand what you want better, let me try to summarize what you want:You are looking for a good snowbird home that you can live in during the winter months so you dont freeze your a$$ off.

You can read the full details here (https://www.bls.gov/news.release/pdf/empsit.pdf), but let me summarize what it says and why you should care about this specific release.1.

My next most important step was summarizing my financials and speaking with a portfolio lender.  

To summarize I believe we are in a challenging RE environment but patient buy and hold RE investors are likely to do well.  

I have a written late policy and I send out a copy of my late policy and the canned emails (summarized below) before each "action".

If I could summarize what is most important (unsolicited advice here): (1) Do not put the rental on the market until it is 100% ready for move in (2)  Provide a list of written and minimum qualifications the applicant must meet  (3) require the tenant obtain renters insurance (4) execute a strong lease (5) have a list of trusted and licensed vendors (6)  get good landlord insurance and possibly umbrella insurance if needed (7)  be quick to take care of work orders (8) let the lease dictate your actions/responses......