HAFA policy limited buyer from put down more than 10% down payment
Have you received a letter approving the purchase of the short sale? If so it should reference the amount they have approved for concession. If you have received a short sale approval letter and they are now trying to change the concession amount I would consult an attorney (your agent may also be able...

HARP Refi Denied - What's HARP?
Call Melissa over at Bayfield and she can help you out with this. Bayfield has some great programs for investment properties and to give you a definitive answer we really need to ask questions and see the whole picture since not every loan isn't cut and dry. Wishing you luck with this!! Terri

how do you calculate monthly debt?
Yes. The minimum monthly payment would be used to calculate your debt to income ratio.

Will usda take credit scores of 693?
Absolutely! Give me a call at 301-751-3305 to get pre-approved and discuss the USDA guarantee loan program!

Can i get a lower interest rate if i have a cosigner>?
It may help but there are so many other factors that go in to the loan pricing that there is no way to tell until we run the scenario. Give me a call at 301-751-3305 to discuss financing options!