A daunting array of emerging and evolving issues confront attorneys who represent property owners in economic distress. Because real estate lawyers must face the reality of an abnormally high number of distressed property transactions for the foreseeable future, this seminar tackles the subject matter holistically. Covered scenarios include refinancing, modification, short sale, deed in lieu of foreclosure and REO closings.  Counsel for stakeholders have many issues to consider when advising clients, choosing among various property disposition (or acquisition) alternatives. This seminar covers the dimensions of distressed residential property transactions from intake through closing, including various government programs and title insurance issues.  It is designed for both novices and experienced practitioners. For those who may not have previous exposure to the federal programs, the handout materials include relevant resources relating to HARP, HAMP, HAFA, and Fannie Mae’s Deed for Lease program. For experienced practitioners, the focus of the live presentation moves beyond these materials into FIRPTA (relating to short sales), advising clients concerning the applicability of The Mortgage Forgiveness Debt Relief Act of 2007, and new FTC rules governing debt counseling. The expanded ethical component (1 hour) will focus on the nature and extent of the relationship(s) the attorney has to the various parties involved in a distressed residential real property transaction. Because of the constantly evolving nature of distressed residential real property transactions, the seminar content will evolve throughout the year.  This seminar is approved for continuing education with the Florida Bar, NALA, and DFS.