When everything seems to be going against you, it sometimes pays to take a step back and re-group. Selling your home can seem like a drastic step, but it can allow you to get most of your equity out of a house, pay off some debts and start over. On top of that, you avoid the dreaded "F-word" -- foreclosure.

Foreclosure is a bad thing. A very bad thing.

You had a pretty good life. You were keeping ahead. Even saving a little bit. Up until last summer, that is. The car that served you well for the last 12 years just plain quit. You took a leap of faith and used part of your savings to buy a "new to you" car.

Two weeks later, they announced the cutbacks at work, and the rest of the savings started to disappear. Now it's all gone. No savings. Cards charged to the max. Late payments. And the dreaded Notice of Intent to Foreclose.

The good news is that the kids are all gone. The youngest got married three years ago. And they're all doing well. You really don't need the big house anymore. All you want is to get out of this mess, and get back on your feet again.

This is one of the times where selling your home is a good solution. There are a few other times when it makes sense too. Like when your efforts to refinance hit a wall. Or when a long-term illness or injury are likely to prevent you from being able to afford the mortgage for quite a long time.

Once the decision to sell has been made, it's just a matter of how. If you have a large enough amount of equity built up in the property, the best way to sell is the normal way. Call a realtor.

A realtor is in the house-selling business. That's what they do, and they're good at it. Take their advice on pricing. They know the market. A realtor will cost you about 6% in commission fees, but they can usually sell your home quickly and for a fair price.

If the equity in your home is limited, you may want to try to sell it yourself. You can list the house in the For Sale by Owner magazines, as well as the newspaper. Put signs up in front of the house. Put notices up at local stores. Tell all your friends and co-workers. Do whatever you can to sell the place. But before you start, try to get a realtor or appraiser to give you a value on the property. Be fair, and you may get a decent price. And you'll save that 6% commission.

If you don't have a lot of equity in the home, or if time is running short, you might want to consider calling one of those "We Buy Houses" companies. These companies will normally come in with a low offer for the property. Just as a banker is in the lending business and a realtor is in the selling business, these companies have an area on expertise. They are in the opportunity business.

"We Buy Houses" companies give you the opportunity to avoid foreclosure. They give the lender the opportunity to avoid becoming home owners. They give the future owner or tenant of the home the opportunity to buy or rent an affordable home. But they don't do it for free.

They look for homes where they can make a good profit after paying the realtor. You won't get much of your equity out of the house with these guys, but you can avoid foreclosure. And they are usually FAST, which is a good thing when you're running out of time.

Let's not forget the biggest way to gain equity in your home. Curb appeal and paint. Mow the lawn. Trim the shrubs. Power wash the outside, the deck, and the driveway. Plant some flowers. Pick it up and put it away. Paint. Paint. Paint. If you've never owned curtains before, now is the time to hang some. Make them cheap, but buy them. Make the place a showcase until you sell it.

Now get to it. Avoid that foreclosure!