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I have a client that isn't looking to short sale their home - they will likely live in it for many more years - but they bought in 2006 and have a sub-prime loan and still can't refi to get out of it. Non-Fannie/Freddie I'm told. 

Does anyone have any advice I can help direct them to? (Short of a short sale - although I realize that we mostly use this site for this)  I've exhausted all the lenders I know and I feel like there has to be some option for them to get out of these loans that are 8% and 11% - short of bringing 40K to the table to refi. 

Thank you in advance.