I ran into trouble with a commercial property as I lost my tenant, due to a slump in the economy of the town. I maintained a high level of communication with the lender during this time and after exhausting all efforts to sell, I voluntarily relinquished the property back to the lender. The valuation of this property had dropped 420k in 3 years, leaving its valuation 200k below the debt amount - the property was passed in at auction. Then they sold it by negotiation to one of the bidders - this has left an unsecured amount of 260k. I have another property that I live in and run a business from. This has also dropped in value. Last valued at 670k the mortgage loan amount against this property is 570k. These properties are not co-collateralised - they stand alone, though I did miss 3 payments on this property at the peak time of my financial crisis, I have paid that money back, and have not missed a payment in a year and a half. The assistant manager of the collections team from the lender has said that they cannot enforce on the property I have been left with as the properties stand alone....though they are with the same lender. It will be 6 weeks until settlement of the other property and negotiations will begin on how to deal with the unsecured debt amount. I have been unable to refinance with another lender. What are the options available to me with such a large amount of money ( debt help)? Any advice greatly appreciated.