Every solution we know

Loan modification Your lender permanently changes the terms — rate, length, or balance — so the payment fits what you can actually pay.

Forbearance The lender pauses or lowers payments for a set stretch while you get back on your feet. The paused amount still comes due.

Repayment plan You keep making the normal payment and add a piece of the past-due amount each month until you're caught up.

Reinstatement / cure the default You pay the full past-due amount in one lump and the loan goes back to normal, as if you never fell behind.

Refinance A new loan replaces the old one. Usually needs equity and decent credit, so it works best before you fall behind.

Loss mitigation The umbrella process where your servicer reviews your finances and decides which of the options above you qualify for.

Cash sale (wholesale) You sell to a buyer who assigns the contract to an end investor. Fastest and simplest, and usually the lowest price.

Cash sale (investor) You sell directly to someone buying to hold or flip. A little slower than wholesale, usually a little more money.

Cash sale (rezone developer) A developer buys for what the land can become, not what the house is. Rare, but it can beat every other number.

Deed in lieu of foreclosure You hand the house back to the lender and walk away instead of going through foreclosure. The lender has to agree.

Short sale The lender agrees to accept less than you owe so the house can sell. Takes approval and time, but avoids foreclosure.

List as-is on the MLS Put it on the open market in its current condition. Full exposure, nothing spent on repairs, but you carry it while it sells.

Minor rehab, then list Paint, flooring, cleanup. A small spend that often returns more than it costs.

Full rehab, then list A real renovation before listing. Highest ceiling, highest risk, and it needs cash and time up front.

Revive method A third party funds the renovation up front and is repaid out of the sale. Nothing out of your pocket, and the extra profit is negotiated and split.

Seller financing You act as the bank. The buyer pays you monthly instead of a lender, so you keep monthly income and spread the tax hit without being a landlord.

Lease option (rent-to-own) A tenant rents now with the right to buy later, usually at a price set today.

Subject-to A buyer takes over your existing mortgage payments while the loan stays in your name. Fast, but the debt is still yours on paper, and it can trigger the due-on-sale clause.

Assumption A qualified buyer formally takes over your loan and you're released from it. Only some loans allow it (FHA, VA, USDA).

Sale-leaseback You sell the house and stay in it as a renter. Gets you the equity without moving.

1031 exchange You roll the proceeds from an investment property into another one and defer the capital gains tax. Strict 45-day and 180-day deadlines apply.

Short-term rental conversion Turn the house into a furnished rental instead of selling. Higher rental income potential, and a sale later if you want one.

Bankruptcy (Chapter 7 / Chapter 13) Filing halts a foreclosure sale immediately. Chapter 13 can let you catch up over time; Chapter 7 usually delays rather than saves. Talk to an attorney.