The very last resort is foreclosure. 

I dont have cash for a down payment, I could ask my father as a last resort but I want to do this on my own if possible.

The simplest thing here would be to try more lenders (not the HML, that's a real last resort scenario, IMO).

That and the fact that many are simply dealing unethically due to the not knowing any better, they think they have to resort to weasel clauses, showing they don't deal in good faith with full disclosure, use misleading implications of having a partner when there isn't one, they take properties off the market putting owners at a disadvantage while they beat the bushes for a buyer, when they fail, the owner lost marketing time and may have incurred other expenses relying on the false implications presented.

This also should let you start to build up a down payment without resorting to a loan on your equity.  

AP is the tool of last resort. 80% are successful and 20% have been very unsuccessful (and expensive), No place for amateurs.

Have traditional lender lined up but you usually have to wait 6 months for cash out talk with your local lenders for solutions or partner with a family member as a last resort

You could also resort to hard money lenders, find in the "Hard Money Lenders" section under the "Resources" tab up top.

I wont resort to this tact all the time I just was on hard times and needed a solution and this seems to have paid off just thought I would share.

I thnk cash for keys is a last resort before eviction.