Dear cthomas, I am sorry that you are losing your house, but you are hardly a failure. Few people could come up with an extra $3000 a year. $3000? That must be quite a house! Take the money from the auction and rent a nice apartment. No more yard work or responsibilities like replacing the water heater and broken plumbing. There are at least 2 ways of looking at anything. One of my most serious issues is that I have a house, having lived in apts. up until 3 years ago. The pecan trees and household repairs are a constant source of expense and aggravation - not to mention the taxes! Apartments are great! Let someone else have the hard stuff to do! billieJ If you live in Texas, maybe I could sell you MY house!!