The fact that the tenant does not have to pay to restore modifications that were made for their benefit. 

Help them explore loan modification options to stay in the home?

In many cases, it involves:Helping owners explore options like loan modifications, forbearance, or refinancing.Working with lenders to negotiate timelines or repayment structures.Educating homeowners on alternatives they might not even know exist.From what I’ve seen, a lot of homeowners assume that talking to someone about foreclosure automatically means they’ll be forced to sell.

@Tricia York - These days I start by running all such lease modifications by ChatGPT to get my concept and language right.

Always.It's not the Realtor.It's not the Seller.It's not the Appraiser.It's not Zillow.It's not the News.Only the buyer.Doesn't matter if it's 70% of it's ARV.Or if it's $100k over asking.So having the right buyers is themost vital piece of a successful RE career.Your on the right track Adam, but missing 1 vital link in the chain, which makes for a very important modification in this: It's is the buyer, and always the buyer, who ESTABLISHES the market/selling price. 

Just ensure any modifications comply with local zoning laws and HOA rules.

I advised him to use all means necessary to keep his home (by the time he called me he exhausted all the options , he did two loan modifications and twice defaulted on those , unable to keep up payments).

As it was mentioned before, probably going to the seller and asking for an extension or loan modification will be the best way to go about it.

Public notice of pending litigation.60–180+ days before auctionAPPOINTMENT OF TRUSTEE/SUBSTITUTE TRUSTEEMortgage lender assigns (or replaces) a trustee to handle foreclosure.30–120 days before auctionMODIFICATIONBorrower is trying to renegotiate loan terms to avoid foreclosure.Can happen 30–180 days out; often before NODREINSTATEMENTBorrower intends to catch up on payments to stop foreclosure.Usually 0–60 days before auctionBANKRUPTCY PROCEEDINGSFiled by borrower to stop foreclosure.Typically filed within 0–30 days before auctionABSTRACT OF JUDGMENTCreditor has secured a judgment lien — may be precursor to lien enforcement.60–180+ days (depends on collection)County clerk documents like lis pendens, mortgage loan modifications, and similar filings can reveal signs of financial distress in a property.

At the very least, you’ll want to know if modifying ownership without updating the guarantee could trigger issues down the line (like a default clause).If avoiding a full refinance is the main goal, maybe check if your lender would consider a partial assumption or internal modification.