You aren't required to offer a loan mod prior to foreclosure.

Quote from @William Causey: When choosing a private money lender, how do you weigh the importance of flexible loan terms versus fast closings?

Even if you manage to find an office with an existing tenant, their lease could be approaching expiration, and without plans to renew, it can take an incredibly long time to secure a new tenant for the space.

I’d also prioritize getting pre-approved, securing financing, and starting small to build experience and momentum.Good luck!

Here are some thoughts on your choices:401k Loan: This can be a good option since you're borrowing from yourself, but it comes with repayment risk, especially if you leave your job.

They are even working on getting me the evicted tenant's security deposit, the missing JANUARY rent since the place is still empty, and covering the cost of my own manager re-listing the property.

Many voucher holders are grateful for secure housing and are acutely aware of their responsibilities under the program. 

yes, you could use the HELOC as a down payment on a hard money loan, and then the hard money loan for the rest.  

Loan is just over $108k. 

Are there specific lenders or servicers that are more likely to call these loans?