Greetings and sorry to hear about your situation. The bit of good news is that you are not alone and have nothing to be ashamed of. "There but for the grace of God go I...and a bunch of other home owners". Okay. First, call your lender and talk to them. The percentage of folks who don't even call their lender facing forecloure is staggering (something like 75%). They really don't want your home and might be willing to work with you. Second, if you can find it, pull out your Deed of Trust from when you bought your home. That should name a substitue trustee who might be sending you love letters. Call them. Lastly consider either a short sale or, if you have any equity, finding a buyer who will loan you money for your home in exchange for some of the equity. There are people out there who will work with you who are not loan sharks but you need to have some equity in the property (if you bought in 2005 or later you might not have any). With a short sale you need to be in a position of "hardship". If you have money or can pay your mortgage, the bank will most likely not work with you. Lastly, is this your principal residence or an investment property? That can make a big difference whether the lener will work with you AND if you will have to pay income taxes on any amount forgiven by the bank. By the way, if you are looking for the published ad, look in Style Magazine too. They arguably have more posting than the Richmond TD. Let me know if I can be of service and wishing you and your family the best.