lien or refi options pls?

[David McIntyre]

Hello all!

I'm an experienced investor that's emerging from a difficult period. Need input / ideas / comments on following pls.

I have 2 SF rentals that I'm facing foreclosure on as I fell behind w/ the mortgage payments on (due to unrelated problems). Those other probs have now gone away plus I'm making a lot more dough from my regular work/day job these days. My credit is poor right now but can easily be improved as my income is much better lately. 

I owe approx. $40k in arrears on each. Seeking either lien in amount of arrears, or refi of each if poss.

Approx. #s: value: $440k each, total debt: $310k each (incl. arrears), prop taxes/mo: $500, insurance/mo: $25, common charges/mo: $380, rents/mo: $2700 & $2250

Pls feel free w/ any solutions / input / ideas.

Tx

Dave