Seeking Advice on Managing $286K Debt Secured by Two Properties

[Tara Montgomery]

Hello BiggerPockets community,I’m currently navigating a challenging situation and would appreciate some advice from this knowledgeable community.

Property Details:

Property 1: 

SF Detached 4 Bedroom 2.5 bath, Atlanta GA, approx 297k Value

Property 2:

SF Townhouse Atlanta GA, 

approx 197k Value

Situation: I have a $286,000 debt secured by these two properties. Given the current market conditions my credit situation,and a title cloud that shouldn't be there, I'm exploring various financing strategies to manage this debt effectively. Traditional refinancing and selling has proven challenging, so I’m considering more creative options, such as private lending or partnership arrangements.

Questions for the Community:

Have any of you dealt with a similar situation? 

How did you navigate it, and what strategies worked best for you?

What creative financing options would you recommend for managing secured debt when traditional refinancing or selling isn't viable at the moment?

Are there any pitfalls to avoid when exploring non-traditional financing methods?

Is it possible for a private investor[non hard money lenders] to pay down your loan and secure a lien and for you to pay them back, and if so where do you find investors that would? 

I would greatly appreciate any insights, advice, or experiences you can share that may lead to a viable solution.Thank you for your help!