In my experience the most difficult bank to work with is Bank of America. They have been trying to revamp the way the work with homeowners in distressed situations but it seems as if they are not trying hard enough. Make sure you are prepared for the worst if your loan is held with Bank of America or if you have a home equity line of credit HELOC. They will in most cases come after the homeowner in both a foreclosure and short sale if they do not sign a release of lien before hand.