Under threat of foreclosure or after notice of trustee sale, a single entity provides a property owner the option of selling the property, listing the property for sale or borrowing money secured by such property. Further embodiments disclose a method of researching the property profile in advance to allow the property owner to avoid foreclosure in a time sensitive situation. Another embodiment of the invention removes the threat of foreclosure or foreclosure proceedings by structuring a loan that is used to satisfy current obligagtions and further applies such loan proceeds to repair the property making it marketable.