Should I Help My Mother Delay Foreclosure To Get A Reverse Mortgage (first Post)?

This is as much a relationship as personal finance question but I need some insight into what my mother’s options are. My mother (71F) who is married is suddenly unable to work as the result of an accident. Household monthly income is ~5.1K (SS and VA pension). The monthly mortgage payment is 5.4K. The original loan amount in 1992 was ~250K but after several cash-out refinances the current loan is ~900K, on which she owes ~400K. She has some credit card debt (unknown).

About 3 weeks ago she told my siblings and I that she applied for a reverse mortgage, but that she needs 22K (3 months missed payments + fees) by January 24 to prevent the house from going into foreclosure. The house has been appraised, HUD counseling is complete, and it is at underwriting. I don’t know the appraisal or RM value. She says the RM is likely to go through but that it could take 2 months. She claims it would pay her enough to renovate and rent out the basement, which has functioned as a separate apartment in the past. My siblings and I are skeptical: 1) The Zillow listed value is ~1.3 million, but the home is in bad repair (some mold in at least one bedroom, one broken HVAC, another on its last legs, roof not the best); 2) I don’t think my mother and her husband will actually take the steps to renovate the house.

Me: married with kids. We are upper middle class, but I am currently unemployed and looking for work. We have significant savings: we’ve maxed out tax-advantaged accounts and we have non-retirement investment accounts in index funds. No debt except for mortgage. We have a fully funded emergency fund, but have recently spent ~30K on deferred maintenance on our house. We have some big expenses coming up. Cash flow feels tight, but in a pinch we could sell some stock. She has asked me for 22K, but short of that, says 10K would help her forestall foreclosure. My siblings are unable and unwilling to give her money. My partner is exasperated (as am I) and unwilling to loan 22K but is willing to do 10K.

There are significant mental health issues involved. She’s refused to sell for years, including after the accident. It is very unlikely that she will voluntarily move out. Despite our poor relationship and being VLC, I will probably assist her financially eventually, if only to prevent her mental health problems from making her homeless. I was originally opposed to the RM, but now I kind of hope she gets it, since I believe any equity she gets from selling will be spent on “business ideas.” Keeping her in her home delays my involvement by potentially several years and perhaps indefinitely. I’m angry at the situation but don’t feel like I can walk away.

My questions: 1. Is a RM even likely? She doesn’t maintain the home now, wouldn’t she be required to with a RM? 2. If the RM will comes through in another month, can she bring the house out of foreclosure with the funds? If it doesn’t is it too late to sell on our own? 3. Would 10K be enough to delay foreclosure? Is 22K the only amount that will work?

TLDR: Mom with mental health issues has applied for reverse mortgage on under-maintained home entering foreclosure. Current payment is unaffordable. Oustanding mortgage is ~400K on a home with ~1.3 million Zillow value. She says RM won’t go through for another month. She needs ~22K to keep the foreclosure from happening Jan 24. What is the likelihood the home could foreclose before the RM? My mom is not a reliable narrator and is not acting rationally. But I hate to see her lose lots of equity if I can prevent it.