Phat L.K. Tran D.M.D.

Tran’s own text — “Hanson has the check” — is a written admission that he knew the cashier’s check had been delivered and was in Le’s possession. Tran texted Le during the cure window, establishing coordination during the period when the tenant had a statutory right to cure. The eviction then proceeded on a non-payment allegation while Tran knew the payment had been tendered.

Tran continued the eviction proceeding with actual knowledge — established by his own text — that the alleged rent deficiency had been cured by the tendered cashier’s check. Continuing a legal proceeding to compel payment already received against a 72-year-old disabled tenant wearing a cardiac monitor is examined within Cal. PC §518 and the federal Hobbs Act. Tran’s own written statement that he evicted Gasio because “he never raised the rent” establishes retaliatory rather than legitimate financial motive.

Michael Gasio, age 72, wearing a cardiac monitor, was wrongfully evicted and compelled to relocate. Tran had three years of direct knowledge of Gasio’s age. Documented losses exceed $87,000. Financial elder abuse under PC §368 carries up to four years in state prison when property taken exceeds $950. The security deposit was deposited by Tran, claimed to have been returned, and never received by Gasio. No segregated trust account was maintained.

Tran stated in his own writing that he evicted Gasio because “he never raised the rent.” This is a documented economic motive for terminating a below-market tenancy to achieve market-rate Airbnb conversion. Gasio’s May 28, 2024 USPS four-package mailing and habitability complaint to the HB City Attorney triggered the Cal. Civ. Code §1942.5 180-day retaliatory eviction presumption.

Tran’s August 11, 2024 text — “Hanson has the check” — is a written admission that the cashier’s check was held by Le during the eviction proceeding. If Tran’s sworn court testimony characterized the payment in a manner inconsistent with this written admission, that inconsistency is examined within Cal. PC §118. The court’s March 27, 2025 minute order acknowledges the tender, providing the evidentiary baseline against which trial testimony is measured.

Tran presented Gasio with a dishwasher repair bill dated the month before Gasio moved in. Gasio paid $350 cooperatively. This established a pattern of billing for pre-tenancy damage — a pattern culminating in the LY Construction invoice for $7,900 dated 18 days after the city inspector’s clearance report confirmed clean carpets and no pet damage.

In October 2025, following commencement of regulatory filings, Tran transferred 20012 Sand Dune Lane — held personally for 21 years 11 months, assessed at approximately $3.4M — to Smart Invest HB LLC, a Delaware entity with no HB business license and no STR permit. The transfer timing, use of an offshore-registered entity, and the absence of required local licensing are examined against the badges of fraudulent transfer under Cal. Civ. Code §3439.04.