FC#: 25-60404-AZ-REV APN: 164-69-447 NOTICE OF DEFAULT AND FORECLOSURE SALE WHEREAS, on 10/29/2008, a certain Mortgage Deed of Trust was executed by JOHN STEWART and PATSY STEWART, HUSBAND AND WIFE as trustor in favor of AMERICAN MORTGAGE SPECIALISTS, INC. as beneficiary, and was recorded on 11/4/2008, as Instrument No. 20080952364, in the Office of the Recorder of Maricopa County, Arizona; and WHEREAS, the Mortgage Deed of Trust was insured by the United States Secretary of Housing and Urban Development (“Secretary” or “HUD”) pursuant to the National Housing Act for the purpose of providing single family house; and WHEREAS, the beneficial interest in the Mortgage Deed of Trust is now owned by the Secretary of Housing and Urban Development, pursuant to the following assignment: Corporate Assignment of Deed of Trust from REVERSE MORTGAGE SOLUTIONS, INC. in favor of THE SECRETARY OF HOUSING AND URBAN DEVELOPMENT dated 11/29/2018, recorded on 1/15/2019, as Instrument No. 20190030597, in the office of the Recorder of Maricopa County, Arizona; and WHEREAS, the entire amount delinquent as of 9/10/2025 is $359,052.00; and WHEREAS, by virtue of this default, the Secretary has declared the entire amount of the indebtedness secured by the Mortgage Deed of Trust to be immediately due and payable; NOW THEREFORE, pursuant to powers vested in me by the Single Family Mortgage Foreclosure Act of 1994, 12 U.S.C. 3751 et seq., by 24 CFR part 27, subpart B, and by the Secretary's designation of me as Foreclosure Commissioner, which is recorded herewith as Exhibit 1. NOTICE IS HEREBY GIVEN that on 10/30/2025 at 12:00 PM local time, all real and personal property at or used in connection with the following described premises ("Property") will be sold at public auction to the highest bidder: Legal Description: UNIT 617, BILTMORE TERRACE CONDOMINIUMS, ACCORDING TO DECLARATION OF HORIZONTAL PROPERTY REGIME RECORDED IN DOCKET 15743, PAGE 1488, AND AMENDED IN DOCUMENT NO. 89-464526, SECOND AMENDMENTRECORDED IN DOCUMENT NO. 00-455865, AND PLAT RECORDED IN BOOK 238 OF MAPS, PAGE 37, RECORDS OF MARICOPA COUNTY, ARIZONA. TOGETHER WITH AN UNDIVIDED INTEREST IN THE COMMON ELEMENTS AS SET FORTH IN SAID DECLARATION AND PLAT AND ANNEXATIONS THERETO. Purportedly known as: 5136 N 31ST PLACE, UNIT 617, PHOENIX, AZ 85016 The sale will be held at: In the courtyard by the main entrance of the Superior Court Building, 201 West Jefferson, Phoenix, AZ 85003 Per the Secretary, the estimated opening bid will be $364,973.00. There will be no proration of taxes, rents or other income or liabilities, except that the purchaser will pay, at or before closing, his pro rata share of any real estate taxes that have been paid by the Secretary to the date of the foreclosure sale. When making their bids, all bidders, except the Secretary, must submit a deposit totaling ten percent (10%) of the Secretary’s estimated bid amount in the form of a certified check or cashier’s check made payable to the Secretary of Housing and Urban Development. Ten percent of the estimated bid amount for this sale is $36,497.00. A deposit need not accompany each oral bid. If the successful bid is oral, a deposit of $36,497.00 must be presented before the bidding is closed. The deposit is nonrefundable. The remainder of the purchase price must be delivered within 30 days of the sale or at such other time as the Secretary may determine for good cause shown, time being of the essence. This amount must be delivered in the form of a certified or cashier's check made payable to Nemovi Law Group, APC. We will accept certified or cashier’s checks made payable to the bidder and endorsed to Nemovi Law Group, APC if accompanied by a notarized power of attorney or other notarized authorization authorizing Nemovi Law Group, APC to deposit the check into the firm’s trust account on behalf of the Secretary of Housing and Urban Development. If the Secretary is the highest bidder, he need not pay the bid amount in cash. The successful bidder will pay all conveying fees, all real estate and other taxes that are due on or after the delivery date of the remainder of the payment and all other costs associated with the transfer of title. At the conclusion of the sale, the deposits of the unsuccessful bidders will be returned to them. The Secretary may grant an extension of time within which to deliver the remainder of the payment. All extensions will be for 15-day increments for a fee of: $500.00, paid in advance. The extension fee shall be in the form of a certified or cashier’s check made payable to the Secretary. If the high bidder closes the sale prior to the expiration of any extension period, the unused portion of the extension fee shall be applied toward the amount due. If the high bidder is unable to close the sale within the required period, or within any extensions of time granted by the Secretary, the high bidder may be required to forfeit the cash deposit or, at the election of the Foreclosure Commissioner after consultation with the HUD representative, will be liable to HUD for any costs incurred as a result of such failure. The Commissioner may, at the direction of the HUD representative, offer the property to the second highest bidder for an amount equal to the highest price offered by that bidder. There is no right of redemption, or right of possession based upon a right of redemption, in the mortgagor or others subsequent to a foreclosure completed pursuant to the Act. Therefore, the Foreclosure Commissioner will issue a Deed to the purchaser(s) upon receipt of the entire purchase price in accordance with the terms of the sale as provided herein. HUD does not guarantee that the property will be vacant. The scheduled foreclosure sale shall be cancelled or adjourned if it is established, by documented written application or otherwise, that the default or defaults upon which the foreclosure is based did not exist at the time of service of this Notice of Default and Foreclosure Sale, or all amounts due under the mortgage agreement are tendered to the Foreclosure Commissioner, in the form of a certified or cashier’s check payable to the Secretary, before public auction of the property is completed. The amount that must be paid if the Mortgage Deed of Trust is to be reinstated prior to the scheduled sale is based on the nature of the breach, this loan is not subject to reinstatement. A total payoff is required to cancel the foreclosure sale, or the breach must otherwise be cured, if applicable. A description of the nature of the breach is as follows: A BORROWER DIES AND THE PROPERTY IS NOT THE PRINCIPAL RESIDENCE OF AT LEAST ONE SURVIVING BORROWER. Tender of payment by certified or cashier’s check or application for cancellation of the foreclosure sale shall be submitted to the address of the Foreclosure Commissioner provided below. The sale date shown on this Notice of Default and Foreclosure Sale may be postponed one or more times by the Secretary, the Foreclosure Commissioner or a court. For Sales Information please call (916) 939-0772 or visit the website www.nationwideposting.com using the file number assigned to this case FC# 25-60404-AZ-REV. Your ability to obtain sales information by Internet Website or phone is provided as a courtesy to those not present at the sale and neither Nemovi Law Group, APC nor the website host makes any representations or warranties as to the accuracy or correctness of the information provided thereby. Nemovi Law Group, APC and its agents do not assume any responsibility for reliance on any information received by telephone or website. THIS INFORMATION IS SUBJECT TO CHANGE AT ANY TIME. It will be necessary for you to attend all sales in order to obtain the most current information. Neither Nemovi Law Group, APC nor its agents will be liable for any loss you may sustain in using or receiving any information obtained online or by phone. Date: 9/12/2025 NEMOVI LAW GROUP, APC Foreclosure Commissioner 2173 Salk Ave., Suite 250 Carlsbad, CA 92008-6583 Phone: (866) 454-7742 Sale Info: (916) 939-0772 By: Frankie Adamo, Of Counsel NPP0479146 To: ARIZONA BUSINESS GAZETTE 10/02/2025, 10/09/2025, 10/16/2025