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Nationwide Trustee Services, Inc.

, Atlanta, GA

5-18-2012

Second
removal of original Trustee
and appointment of Nationwide
SUBSTITUTE TRUSTEE

Substitute Trustee Services, Inc.

5-22-2013

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SUBSTITUTE TRUSTEE DEED

Assigned to FANNIE MAE

12-6-2013

$94,835
Deed of Trust
$66,482

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ZILLOW RECORDS

Substitute Trustee Deed


Assigned to Fannie Mae

HOA Foreclosure
Fifteen (15) months
after Deed of Trust

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J AVIER B. C HALA

DELMAR HOMEOWNERS ASSOCIATION INC.

6336 Mary Lee Way, High Point

Property Management:
HOMEOWNERS ASSOCIATION MANAGEMNT, INC.

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JAVIER B. C HALA
Davidson County, NC

HOA Foreclosure

HOA Foreclosure

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DEED

6-28-2006

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DEED OF TRUST

6-28-2006

Ryland Mortgage Company

$196,080

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A-I-F S UBSTITUTE TRUSTEE

10-29-2009
B: 1947 P: 424

BAC Home Loans Servicing LP

Countrywide Home Loans Servicing


LP FKA
BAC Home Loan Servicing LP

AIF Bourgeois, Annette

AIF Hutchens, Senter & Britton PA

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AFFIDAVIT

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JUDGMENT

7-6-2010

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HOA FORECLOSURE

2-1-2011

Commissioners Deed
Book 2007 Page 1253

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NOTICE

4-4-2011

HOA High Bid

$2,724.09

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HOA DEED

Note the date and time of the HOA DEED and the following sale deed
which were file sequentially on March 1, 2012?

Davidson County
March 1, 2012
8:10 AM

HOA DEED

SAME DAY: CHALA SALE TO KOSIC


see following page

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SALE DEED

Filed at the same time as the HOA DEED

Davidson County
March 1, 2012
8:10 AM
CHALA
deed to
Dragoslav KOSIC

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R OBERT L. ANDREWS

WILLOW OAKS HOMEOWNERS ASSOCIATION, INC.

1818 Evans Rd., Forsyth County

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TIMELINE

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Page 1 of
2

Franklin Downs
HOA
OMITTED

Mercantile Mortgage
SALE to MERS
B: 6109 P: 3026
See below

FORECLOSE
NOTICE
to
Mercantile Mortgage
1

Willow Oaks HOA


Note:
Irwin Mortgage

NC Housing Finance
Agency
&
Greensboro Housing
Authority

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Franklin Downs
3
HOA
4 foreclosure

Willow Oaks HOA


Three (3) Substitute
Trustees

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IRWIN Mortgage Assignment to CITIMORTGAGE
2 years after Substitute Trustee appointments
ROBERT L. ANDREWS

Register of Deeds
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Willow Oaks HOA


Two (2) Substitute
Trustee

Willow Oaks HOA


foreclosure

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NC H OUSING FINANCE AGENCY

12-8-2005

Irwin Mortgage
Trustee
Terry Hutchens

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SUBSTITUTE TRUSTEE DEED

SP Hearing
5-26-2011
Fourteen (14) months later
Purported auction 11-1-2012
7-5-2012

$145,176
Deed of Trust
$99,368

Purchase Price
$143,000

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OMITTED D/T TO MERS

FRANKLIN DOWNS PROPERTY

Deed of Trust
12-19-2003

Assignment
Signed/notarized
1-5-2004

Filed
6-10-2004

hereby sells, assigns


and transfers to MERS

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HOA F ORECLOSURE R ENTALS

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FORECLOSURE RENTALS

We are seeing banks taking a year or more to even begin the foreclosure process. This
means that the HOA can take title to the property, rent it and continue ignoring the
mortgage(s). When the bank finally forecloses and title is transferred to bank, the HOA
may have pocketed enough rent to catch up on the HOA dues and then some.

This is either smart or fraud


- wildelawfirm.com

When the rental income is missing


from the HOAs Financial Statements and kept for personal gain,
this is fraud and theft.

When the expenses of these rental units,


such as insurance, maintenance and the HOA foreclosure expenses
are included and unreimbursed in the legitimate HOAs audited financials,
this is embezzlement.

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MONROE S COMMISSIONER S DEED

Property Management
AMG

Attorney
RBS

The HOA is
the Grantee

The bad debt

HOAs high bid taken as


Bad Debt expense.
Grantee
Page the HOA
34 See following financials
NO AUCTION DATE
AUDITED FINANCIAL STATEMENTS

NO
rental income
for the legitimate Association

Monroe foreclosure
charged to Members as
Bad Debt

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HOA U NIT O WNERSHIP

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M AURICE S. T HOMPSON

Many examples of a foreclosed owner still listed as the property owner and/or Taxable Owner, but
the Association is the Current Owner.

The taxable deed date is the owners purchase date years earlier.

The Taxable Owners (aka the foreclosed owner) address is always different from the property address.

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HOA FORECLOSURE

AMG

RBS

HOA foreclosure

Changed from
Taxable Owner
to
Owner Name

Thompson purchase
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ROD S UMMARY

Deed of Trust
First GSO Home Equity

Deed of Trust
K. Hovnanian Mortgage

DEED
K. Hovnanian Homes

HOA Foreclosure

Satisfaction
K. Hovnanian Mortgage

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J ACOB R. M ARION
Robinwood Association, Forsyth County, NC
Property Management: ASSOCIATION MANAGEMENT GROUP

Marion purchase
4-27-2007

Robinwood
Association paid
taxes from
2008-2015

HOA DEED

HOA Foreclosure

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M IKA G ARDNER

2011
HOA Foreclosure

1993 HUD
PURCHASE $1
See deed on
following page

Property Management:
Association Management Group Page
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HUD P URCHASE DEED

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HOA L ONG -T ERM R ENTALS

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These are examples of the foreclosed HOA units being rented long-term (up to 8 years and counting) or
for the period between the HOA foreclosure and the subsequent Substitute Trustee foreclosure.

At Sherwood West there have been two (2) units foreclosed and held in the name of the Association.
Units were rented and rental expenses embezzled with no income to the Association.

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HOA L ONG-TERM RENTAL PROPERTIES

BRIDGTON PLACE
ASSOCIATION INC.

FIVE (5) LONG-TERM


RENTAL PROPERTIES
FROM FORECLOSURES

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Mecklenburg County

In April 2015,
Property Management Company Talis Management
attempted to register an
identical Business Corporation
in addition to the non-profit
Homeplace One Condominium Corporation

see
Error: Reference source not found, page Error: Reference
source not found

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HOMEPLACE ONE CONDOMINIUM

TEN (10)
LONG-TERM RENTAL PROPERTIES

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QUARTERSTONE FARM Page
ASSOCIATION INC. 48

FOUR (4) LONG-TERM PROPERTIES


QUARRY POINTE
COMMUNITY ASSOCIATION

NINE (9)
LONG-TERM RENTAL PROPERTIES

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A DDITIONAL I NFORMATION

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A SSOCIATION M ANAGEMENT G ROUP
Association Management Group of North Carolina, Inc.
is a registered Florida Domestic Profit Corporation

Note the
S. Greene St.
address

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Association Management Group, Inc.
is a registered Georgia Domestic Profit Corporation

Association Management Group, LLC


is registered in Florida and Virginia

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OTHER STATES

Dozens of states from Delaware to Florida to Illinois

Virginia

Michigan

Pennsylvania

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Cross-reference:
, page Error: Reference source
Page not found
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PAUL K. M ENGERT
Owner
Association Management Group

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V ANESSA J. B URGESS
Ms. Burgess was the 15+ year assistant to Paul and May Gayle Mengert at AMG.
She was the notary for many of the HOA DEED for AMG.

These are examples of HOA DEEDS at


Quarry Pointe Community Association, Inc.

On the following page is Ms. Burgess own HOA DEED for her property at
Quarry Pointe Association while employed at AMG.

Nikki Barnes
Giveback QCD

Wake County
Book: 14529 P: 1980

QUARRY POINTE
Rodney M. Evans
COMMUMITY
ASSOCIATION, INC. Giveback QCD

Wake County
Book: 14529 P: 1983

QUARRY POINTE
COMMUMITY
ASSOCIATION, INC.

Notary
VANESSA J. BURGESS

Notary
VANESSA J. BURGESS

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HOA DEED

Wake County
3-3-2010
B: 13067 P: 2606

Ms. Burgess Employer:


Association Management Group

ROD S UMMARY & TAX


PUBLIC RECORDS

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SUBSTITUTE TRUSTEE DEED

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8-28-2013

Over two (2) years earlier:


Prepared by:
Rogers Townsend & Thomas, PC Special Proceeding
Hearing
5-26-2011

Before Assignment &


Substitute Trustee

HUD, Oklahoma City


c/o Michaelson, Connor & Boul

$90,400

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NOTICE

8-28-2013

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PEMCO D EED

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12-13-2013

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R OSSABI B LACK & S LAUGHTER , P.A.
formerly FORMAN, ROSSABI & BLACK, P.A.

HOA Foreclosure Attorneys

Steven E. Black

Margaret M. Chase

Ashley Collier

Michael Taliercio

Identical HOA Business Corporations

T. Keith Black

Steven E. Black

James H. Slaughter

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RBS F ORECLOSURE ATTORNEYS

HOA foreclosures and HOA DEEDS are listed by


the Rossabi, Black & Slaughter (RBS) Attorneys:

Steven E. Black, Margaret Chase, Ashley Collier, Michael Taliercio

These are examples from Forsyth, Guilford and Wake Counties

The # of months between The # of months between


the report date and the the report date and the
Commissioner
Page Deed filing
HOA QCD filing.
67 the ROD
with
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RBS R EAL ESTATE VENTURES
The Rossabi, Black and Slaughter attorneys are partners as landlord
and have formed several LLCs for Real Estate Ownership and management.

RBS Charlotte Properties, LLC

FRB Properties, LLC

Guildford County
B: 7441 P: 141

LANDLORD:
T. Keith Black
Representative Manager of
FRB Properties, LLC &
Manager of Tarpack Properties, LLC

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L AWSUIT
Attorney Munje Foh
Foh Law Group, PLLC
1629 K St. NW, Washington, DC 20006

filed a lawsuit on November 5, 2014


against RBS attorneys Margaret Chase, Michael Taliercio and T. Keith Black

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FILED ON

November 5, 2014

Three (3) months after


Ms. Foh filed the lawsuit,
RBS filed the
Commissioners Deed
on
Feb. 18, 2015
Book 29753 Page 115

The deed states:

HOA FORECLOSURE Special Proceeding Hearing


August 26, 2013
(18 months prior)

Exposed for sale on


Feb. 24, 2014
(1 year prior)

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the highest bidder at
$4,737.86
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HOA DEED

Eight (8) months after filing the lawsuit

Mecklenburg County
Filed
7-2-2015
Book 30102 Page 927

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COUNTY TAX RECORDS

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A UTHORITIES , P OLITICS & M ONEY

Dark money comes to light


by Mark Baker
wral.com

it is clear that, at the same time legislation was moving in


ways that favored property managers, Alliance for Better
Communities was giving heavily to N.C. Legislative Partners.

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AUTHORITIES

As of March 2017, there has been a complete lack of any legitimate investigation of the documentation at
Sherwood West Association, Inc. (see below for effort examples) for the past two (2) years. No access
has been allowed to bank records by any local or state authorities despite By-laws, NC General Statutes,
evidence, scholars or CPA opinions. The local and state authorities below were given only
documentation specific to North Carolina.

Winston Salem Police Department: A 93-page report [Case #151675] was filed with the Winston Salem
police department in April 2015 specifically regarding the documentation of Association fraud and theft.
It took over six (6) months for the detective to have the one and only meeting. Dozens of letters and
phone calls were made from various Members
and citizens. The calls or letters to every level I only took this case as a favor.
of the Police Department received no return call -WSPD Detective R.E. Workmen
or response (examples below). to WFU Professor of Finance, Dr. Bill Marcum.

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