Thanks SS, but I'm only 50. And the equity I had in this house evaporated when the real estate market crashed. I'm currently working with FannieMae and also seeking HUD counseling resources to negotiate with my lender. I'm not giving up until I have exhausted all options. I have a friend in southern Cal. who was two weeks from auction when the bank agreed to forgive a substantial amount of principal. She ended up keeping her house and her payment went from $2500/mo. to $800/mo. Who knows, maybe I can get a deal like that if I'm persistent enough. And if I don't, well at least I will have given it my best shot.
L