The Department may: Assign a mortgage for value; Release a mortgage; Foreclose a mortgage; Acquire property securing a loan in default; Encumber, sell, or otherwise dispose of property acquired in connection with a loan in default; or Obtain and seek enforcement of a deficiency judgment. In the event of default, as provided in the loan documents, or in the event of a prospective default, the Department, in its sole discretion, may: Modify the rate of interest; Modify the time or amount of payment; Modify the term of the loan; Modify the loan in any other way in order to promote repayment of the loan and achieve the purpose of the Program; Accelerate the loan and foreclose on the mortgage, or accept a deed instead of foreclosure; Accept a deed in lieu of foreclosure whereby the Department accepts a voluntary conveyance of the property securing the loan in exchange for cancellation of debt; Permit a short sale whereby the borrower sells the property and pays less than the full amount of the mortgage debt, if the Department determines that loan loss will be minimized as a result; or Take any other action permitted under the Act.