DEFENDANT NO. 03 — DOCUMENT CONTROL ACTOR — CRIMINAL REFERRAL — POSTED APR 8, 2026
Anna Ly — DRE #01894348
Listing Agent · Sun Realty · Confirmed Daughter of Phat L.K. Tran D.M.D.
Anna Ly is the listing agent who opened, managed, and closed the Gasio tenancy at 20012 Sand Dune Lane — while serving as the licensed daughter of the property owner and an undisclosed interested party. Her DRE license #01894348 was on the lease and all associated listing documents. Through AP Silk Arts Inc., a corporate entity linking Anna Ly and Phat Tran in public filings, the family relationship and financial alignment are documented. Anna Ly's role in the enterprise was document control: she executed the lease instruments, managed disclosure obligations she violated, and coordinated with LY Construction — a family-connected entity — to prepare the property under conditions designed to conceal pre-existing defects. The DRE Complaint No. 1-24-0513-010, assigned to Investigator Tom Nguyen, is active. The complaint targets the undisclosed conflict of interest, document manipulation, and participation in a retaliatory eviction scheme.
Undisclosed Conflict of Interest — DRE Complaint Core
Anna Ly served simultaneously as the licensed listing agent for the tenancy and as the undisclosed daughter of the property owner, Phat L.K. Tran D.M.D. California real estate law requires disclosure of material relationships between agents and principals. The failure to disclose this relationship to the tenant constitutes a violation of BPC §10177(d) and CC §2079.24. The AP Silk Arts Inc. corporate filing in public records confirms the family and financial linkage. DRE Complaint No. 1-24-0513-010 was filed on these grounds and is assigned to Investigator Tom Nguyen, (213) 576-6976, LA Enforcement Office.
Criminal Charge Summary
| # | Statute | Charge / Conduct | Key Evidence | Max |
|---|---|---|---|---|
| 01 | 18 USC 1962 RICO | Racketeering Enterprise — Document Control Role Participated in enterprise with Phat Tran, Hanson Le, Silverstein, and BHHS as the document and lease control actor. Opened the tenancy under false pretenses, managed disclosure violations throughout, and coordinated habitability cover-up through LY Construction. Family relationship to Tran establishes the enterprise link. | Lease instruments w/ DRE #01894348 AP Silk Arts Inc. filings LY Construction invoices DRE #1-24-0513-010 | 20 yrs + Forfeiture |
| 02 | BPC §10177(d) DRE Violation | Undisclosed Conflict of Interest — Agent / Owner Family Tie Acted as listing agent for property owned by her father without disclosing the family relationship to the tenant. Material relationship between agent and principal required to be disclosed under California law. This violation is the basis of DRE Complaint No. 1-24-0513-010 — active, assigned to Investigator Tom Nguyen. | DRE Complaint 1-24-0513-010 AP Silk Arts Inc. public filing Lease documents w/ DRE #01894348 | License Suspension / Revocation |
| 03 | CC §1102 Disclosure | Transfer Disclosure Statement — Material Omissions Required Transfer Disclosure Statement omitted material defects known to the agent-owner family network: pre-existing mold painted over by LY Construction, electrical hazards reported at move-in, and the owner's financial distress indicators. Failure to disclose known material defects is actionable under CC §1102 et seq. and constitutes fraud in the inducement. | TDS documents at lease execution LY Construction work records Electrical defect report at move-in Dishwasher bill pre-tenancy date | Civil damages + DRE Discipline |
| 04 | 18 USC 1341 Mail Fraud | Fraudulent Lease Instruments via U.S. Mail Lease documents executed by Anna Ly as undisclosed interested party were transmitted through mail and electronic channels as part of the enterprise's document fraud scheme. Instruments bearing DRE #01894348 were used to establish a tenancy under concealed conflict and later to support retaliatory eviction proceedings. | Lease instruments via DocuSign Authentisign transmission logs BHHS corporate email chain | 20 yrs |
| 05 | PC §115 False Filing | Filing False Instruments — Lease and Listing Documents Execution of lease and listing instruments by an undisclosed interested party without required disclosures constitutes filing of false or fraudulent instruments in a real estate transaction. Each filing creates a separate count under PC §115. | Lease agreements Listing documents DRE records — agent as owner's daughter | 3 yrs CA per count |
| 06 | BPC §10130 Unlicensed Activity | Potential Unlicensed Activity — LY Construction Coordination Coordination with LY Construction for habitability-concealment work performed at the property in connection with the listing raises potential unlicensed contractor activity questions. LY Construction's relationship to the Tran/Ly family network and the scope of work performed under listing preparation are under agency review. | LY Construction invoices Work performed at property Family network public filings | DRE Discipline + Civil Liability |
| 07 | 18 USC 1349 Conspiracy | Conspiracy to Commit Wire and Mail Fraud Participation in coordinated scheme with Phat Tran from the opening of the tenancy through the eviction proceedings establishes conspiracy under 18 USC 1349. Family relationship, shared corporate entity (AP Silk Arts Inc.), and coordinated document execution establish the agreement element. LY Construction work during the listing connects the habitability concealment to the overall enterprise. | AP Silk Arts Inc. corporate filings Coordinated lease execution LY Construction pattern Enterprise timeline | 20 yrs |
Key Evidence
DRE Complaint No. 1-24-0513-010
Active DRE Proceeding
Formal DRE complaint filed against Anna Ly DRE #01894348. Assigned to Investigator Tom Nguyen, (213) 576-6976, Los Angeles Enforcement Office. Acknowledged by Kathy Bolivar, LA Enforcement Office. Complaint targets undisclosed conflict of interest, document manipulation, and participation in retaliatory eviction scheme. Proceeding is active and ongoing.
BPC §10177CC §2079.24AP Silk Arts Inc.
Confirmed Corporate Link — Tran & Ly
Public corporate filings connect Anna Ly (Anna Tran) and Phat L.K. Tran D.M.D. through AP Silk Arts Inc. This single document — a public record — establishes the family and financial alignment that Anna Ly failed to disclose when acting as listing agent for her father's property. The corporate tie is the foundation of the DRE complaint conflict-of-interest allegation.
BPC §10177(d)18 USC 1962LY Construction — Habitability Cover-Up
Mold Painted Over, Pre-Tenancy Prep
LY Construction was called in to prepare the property for listing — painting over mold and rot rather than repairing it. The same LY Construction network submitted a fabricated damage invoice during the tenancy. The family name similarity and the operational pattern connecting LY Construction to the Tran/Ly network are under investigation. Work performed concealed material defects that Anna Ly was required to disclose.
CC §1102PC §115Lease Execution as Undisclosed Interested Party
Every Document Bears Her License Number
Every lease instrument and listing document in the Gasio tenancy bears Anna Ly's DRE license number #01894348 — executed while she was the undisclosed daughter of the property owner. Each document creates a separate count of filing a false instrument (PC §115) and constitutes a violation of the disclosure requirements under BPC §10177(d) and CC §2079.24.
PC §115BPC §10177Role in Enterprise Timeline
Pre-Listing
LY Construction Prepares Property — Defects Concealed
LY Construction called in before listing. Mold and rot painted over. Electrical issues not repaired. Property prepared to appear habitable for listing purposes. Anna Ly as listing agent had knowledge of or participated in concealment of these pre-existing conditions — required to be disclosed under CC §1102.
CC §1102 Disclosure Failure | PC §115
Lease Open
Lease Executed — Undisclosed Conflict Active
Anna Ly signs lease instruments as licensed agent. At no point is the family relationship between the agent and property owner disclosed to the tenant. DRE #01894348 appears on all documents. AP Silk Arts Inc. corporate records confirm the financial and family alignment that should have been disclosed.
BPC §10177(d) | CC §2079.24
During Tenancy
Year 3 Lease Extended — Enterprise Payment Diversion Begins
Year 3 lease renewal executed through Anna Ly's channels. The "tax-day stall" tactic — delaying execution — is documented. Immediately after renewal is concluded, Hanson Le is introduced and payment diversion begins. Anna Ly's continued involvement in lease management during this period maintains her role in the enterprise.
18 USC 1349 Conspiracy | 18 USC 1962 RICO
Post-Eviction
DRE Complaint Filed — Investigator Assigned
DRE Complaint No. 1-24-0513-010 filed targeting Anna Ly's undisclosed conflict and document manipulation. Assigned to Investigator Tom Nguyen, (213) 576-6976. Acknowledged by Kathy Bolivar, LA Enforcement Office. Proceeding is active. DRE investigator accessed gasiomirror.com from an Irvine IP and downloaded all images — confirming review is underway.
BPC §10177 | DRE Enforcement Active