Struggling with your mortgage? A VA short sale may be the dignified way out.
Behind on payments, underwater, or just can't keep up — you have options well before foreclosure. We guide VA homeowners through the short sale process — calmly, confidentially, and at no cost to you.
100% confidential · No obligation · Takes 2 minutes
Proudly serving those who served
Oʻahu · Hawaiʻi
A short sale is not a foreclosure. It is a planned, lender-approved sale — and for many VA homeowners, it protects your credit, your benefit, and your peace of mind.
What exactly is a short sale?
A short sale happens when you sell your home for less than the balance owed on your mortgage, and your lender agrees to accept that lower amount as settlement.
For VA loans, this falls under the VA Compromise Sale program — a path the VA built specifically to help service members and veterans exit a home they can no longer afford, without going through foreclosure.
Four myths that keep VA homeowners stuck
Fear and bad information cause many veterans to wait too long. Tap any myth to see what's actually true.
Every situation is different. The points above are general information, not a guarantee — your specific outcome depends on your lender, your loan, and your circumstances. We'll walk you through yours, honestly.
Worried about one of these? Ask us — it's free →How a VA short sale actually works
Most of the heavy lifting falls to us and your lender. Here's the path, from first call to keys handed over.
Free, confidential consultation
We listen to your situation, review your loan and home, and tell you honestly whether a short sale makes sense — with zero obligation.
Request your VA Compromise Sale package
We help you open the file with your lender and the VA, and gather the simple hardship documentation that supports your case.
List at fair market value
We price and market your home professionally to attract a qualified buyer at today's true value — the foundation of an approvable sale.
Submit the offer to your lender & the VA
Once we have a solid offer, we package it with your hardship file and submit everything for review and approval.
Approval — and a plan for the shortfall
The VA issues its compromise decision. In approved cases the lender typically agrees not to pursue you for the shortfall, and any amount the VA records as a debt can be resolved or waived through the VA.
Close and move forward
We coordinate closing, you hand over the keys, and you step into a fresh start — with your dignity and options intact.
In a strong case, a VA short sale can close in roughly two to three months. More complex files take longer — we keep yours moving with steady follow-up so it doesn't stall.
How it can unfold, week by week
Here's an illustrative timeline for a VA homeowner who's behind on payments and underwater — from the first call to the day they move forward. Every situation differs, but this is the shape of it.
We talk it through
You reach out and we have an honest, confidential conversation about your hardship and your home. No cost, no pressure, no obligation to move forward.
Your case gets started
We help you pull together a simple hardship package, and CK Capital Management opens the short sale file directly with your lender.
Your home is listed
We price and market your home at fair market value to attract a qualified, motivated buyer — the foundation of an approvable sale.
A buyer steps up
We secure a solid offer and package it with your hardship file for submission to your lender and, for VA loans, the VA.
The lender & VA decide
CK Capital negotiates directly with your mortgage company, handles the back-and-forth and paperwork, and works toward approval terms.
The shortfall is settled, the foreclosure is avoided, the debt is behind them — and with their future VA eligibility better protected than after a foreclosure, the door to buying again stays open down the road.
Start your own timeline — free review →Illustrative example only. Timelines and outcomes vary based on your lender, the VA, your loan, and your circumstances; nothing here is a promise of a specific result.
Signs a short sale may make sense
A short sale generally requires two things: a genuine financial hardship, and a home worth less than what you owe. If any of these sound familiar, it's worth a conversation.
A short sale package is straightforward — though lenders may ask for it from everyone on the mortgage. We help you gather and complete all of it:
What the sale typically pays — and what it won't.
In an approved short sale, your lender covers the customary costs of selling out of the sale proceeds. A few things stay yours — better to know that now than at closing.
Based on typical lender practice — every lender and loan differs. We'll confirm the specifics for your situation before you commit to anything.
Not sure where you fit? Let's look together →See where you stand — privately, right here.
Nothing you enter is saved or sent. These tools are just to help you think it through before you reach out.
Answer honestly — there are no wrong answers.
A rough estimate that factors in ~6% typical selling costs — your lender's payoff and a real valuation will be exact.
These tools give general estimates only and are not a determination of eligibility, a home valuation, or any kind of advice. Your actual options depend on your lender, loan, the VA, and your circumstances.
We help FHA and conventional homeowners too.
VA homeowners are our focus, but the short sale process works for nearly every loan type. If you're underwater on an FHA, USDA, or conventional mortgage, the same calm, no-cost guidance applies.
Let's look at your situation — no cost, no pressure.
Tell us a little about your home and your loan. We'll review it personally and reach out with honest, clear next steps. Your information stays private.
Mahalo — we've got it.
Your information is in. We'll review your situation and reach out personally, usually within one business day. Everything you shared stays confidential.
Aloha, I'm Daniel Ulu.
Born and raised in West Oʻahu, I bring deep local knowledge and a real passion for helping island families. After serving in the U.S. Coast Guard and studying political science at the University of Hawaiʻi, I began my real estate career in 2015 — and I understand firsthand what military and veteran families navigate.
When you're behind on a mortgage or underwater, it's easy to feel out of options. You're not. Over the years I've guided many homeowners through short sales, helping them move on with their dignity intact. I'll sit down with you, look honestly at your situation, and walk every step of the VA Compromise Sale process with you — from the first conversation to the day you move forward.
I value God, Family, and Business — in that order — and I strive to treat my clients like family: honest advice, total confidentiality, and exceptional service, done with aloha.
You're never negotiating alone.
I guide you locally, here on Oʻahu. The high-stakes negotiation with your lender is handled by my trusted partner, CK Capital Management — short sale specialists who do this, and only this, every single day.
They manage the entire short sale from start to finish — working directly with your mortgage company, cutting through the red tape, and pushing for approval and debt forgiveness. With a pay-for-performance model, they're only paid when your sale successfully closes.
Every step of the negotiation — so you don't have to.
CK Capital Management is an independent partner that handles short sale negotiation. Approval rating, experience, and coverage figures are as reported by CK Capital Management. The Ulu Team and CK Capital Management are separate companies; nothing here is legal, tax, or financial advice.
Put both teams to work for you — free review →Guides for the road ahead
Plain-English reads on the questions that keep homeowners up at night — take them at your own pace.
What is a VA Compromise Sale? A plain-English guide for Hawaiʻi veterans
The VA built a program specifically so veterans can sell, settle the shortfall, and avoid foreclosure — at no cost to the seller.
Read →PCS orders and an underwater home: what military families can do
Orders don't wait for the housing market. Your real options, compared honestly — and how a short sale fits a PCS window.
Read →How a short sale affects your credit — and when you can buy again
What actually gets reported, the realistic recovery timeline, and the honest picture on your VA entitlement.
Read →The foreclosure timeline in Hawaiʻi: what happens after a missed payment
Stage by stage — late notices, the 120-day rule, the court process, auction — and the options you still have at each step.
Read →Short sale vs. foreclosure vs. deed in lieu: an honest comparison
Three doors out of an unaffordable mortgage — compared on control, credit, the shortfall, cost, and your VA entitlement.
Read →Short sale FAQs
Straight answers to what VA homeowners ask us most.
You don't have to figure this out alone.
A short, confidential conversation costs nothing and commits you to nothing. Let's look honestly at your options — together.
100% confidential · No obligation · No cost to you
A short sale specialist costs you $0.
Get real help with a mortgage you can't keep up with — at no cost to you. We handle your lender, the VA, and the paperwork from start to finish.
