i did a shortsale with 12 months miss payment 2 years before. my credit is 700. i can put 20% down. who can give me a loan

FHA allows less than 2 years but not less than 12 months from completion date of a short sale if there were extenuating circumstances involved. Conventional is 2 years from a short sale if you put 20% down.

You have to wait 2 years

The shortest wait period after a short sale is 2 years and you must have a 20% down payment.

As others have said, you need to wait a MINIMUM of 2-years with 20% down. It is three-years with less down. You have to remember that regardless of the reason why, you caused a mortgage lender to suffer a loss. No new lender is going to be super excited to work with someone who has shown a willingness to not honor their contract to make payments.

You may find a seller who will carry the financing, with 20% down.