Banks usually have their own forms and closing procedures. Bank forecosures generally close faster than short sales.
While short sales can be bargains, they also can take a lot longer. Some banks will negotiate in a timely manner on short sales, but most will prioritize properties they have already takn back. Offering less than asking price rarely works. Most banks drop the price every 30-60days so just wait till they've dropped the price to what you want to pay then make your move. Stay detached and have other properties in your scope in case someone else buys the property before the price drops to your level.
Ask the bank to pay your closing costs. Every deal is different. Banks have a bottom line number in mind. If the estimated HUD (closing statement) shows they can make their bottom line and pay your closing costs they often will.
Show the bank you have your act together. I recommend getting at least 2 pre-approval letters from credible lenders and include those with your offer. Some banks require the buyers to submit pre-approval docs to thier mortgage dept as well. It doesn't mean you have to use them for the loan; they just want to see what you're working with.
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