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Orange County Superior Court
Reference Page · Brokerage Organizational Structure
Brokerage Organizational Structure
The corporate licenses, designated officers of record, and recorded-instrument footprint of the brokerages that placed Hanson Le and Anna Ly on the executed leases at 19235 Brynn Court — together with the prior DRE disciplinary record of those entities and the public lender chain that recurs across the related-party loan history.
DRE · OAH · OC Clerk-Recorder
Records Pulled April 28, 2026
No Finding Has Been Made
I
Statement
p. 01Why this page. A real estate licensee operates under the supervision of a corporate broker. The corporate broker is held by a designated officer of record. The discipline history of the corporate license attaches to the supervisory environment in which the licensee acts. This page assembles the documented organizational record around the brokerages on the Gasio v. Tran instruments so a reviewing attorney can trace each licensee back to the corporate license and the officer of record.
Every fact on this page is anchored to a primary public record — California DRE consumer-license lookup (records pulled April 28, 2026), OAH/DRE disciplinary decisions, OC Clerk-Recorder document numbers, and FINRA BrokerCheck. As of April 28, 2026, three currently active California corporate broker licenses on which Dennis Allen Rosas is Designated Officer of Record concurrently hold the “Berkshire Hathaway HomeServices California Properties” DBA registration. Two of the six Rosas-affiliated corporate licenses carry public DRE disciplinary case numbers, totaling five proceedings. Personal license #00602101 carries no public disciplinary record. No legal conclusion is asserted; no finding has been made.
II
Corporate Broker on the Executed Lease
p. 02The April 26, 2024 lease (DocuSign Envelope 46CC8725-F790-DF11-96F5-604580068161, C.A.R. Form RLMM) routes rent to a Wells Fargo account in Hanson Le's personal name. Mr. Le acted under the “Berkshire Hathaway HomeServices California Properties” operating brand at the time of the lease.
DRE Corp #01208606 · Springdale Marina Inc
Doing business as Berkshire Hathaway HomeServices California Properties (DBA active since February 6, 2014)
Mr. Le has held a California Real Estate Broker license (#01358448) since March 23, 2006 (twenty years) and was previously licensed as a Salesperson from November 9, 2002. The corporate licensee carrying that DBA at the Huntington Beach branch was, and remains as of April 28, 2026, Springdale Marina Inc (DRE Corporation License #01208606), mailing and main office 5848 Edinger Avenue, Huntington Beach 92649. The corporate license was issued May 3, 1996; current expiration May 2, 2028; status LICENSED. Public record discloses no disciplinary action against this corporate license.
The Designated Officer of Record on Springdale Marina Inc is Dennis Allen Rosas (personal DRE Broker License #00602101). Mr. Le's licensee affiliation at the time of the April 26, 2024 lease ran through Mr. Rosas's designated supervision under Cal. Bus. & Prof. Code § 10159.2.
May 13, 2024 — license detachment. The DRE consumer-license lookup discloses that Hanson Le's salesperson/broker affiliation was detached from Springdale Marina Inc on May 13, 2024 — the same calendar date Mr. Le sent his property-management withdrawal text to Michael Gasio at 3:50 PM. The May 30, 2024 cashier's check tender was signed for at delivery by “H H” at the Berkshire Hathaway HomeServices address; on that date Mr. Le held no corporate brokerage authority through the licensee on whose DBA he had been operating during the lease execution. The Move-Out Clearance Report dated August 5, 2024 followed nearly three months after the May 13 detachment. The chronological relationship among these dates is preserved on Section 05 and on Section 04.
Three concurrent corporate licenses hold the BHHS California Properties DBA
Operating-brand identification on the lease does not on its face resolve which corporate licensee was the operational respondent
As of April 28, 2026, three currently active California corporate broker licenses on which Dennis Allen Rosas is Designated Officer of Record concurrently hold “Berkshire Hathaway HomeServices California Properties” as a registered DBA: Springdale Marina Inc (#01208606), DBA active since 02/06/2014; S J Heritage Inc (#00808075), DBA active since 03/17/2014; Stratton-LFCA, Inc. (#02211662), DBA active since 04/04/2023. The operating-brand identification on the lease does not on its face resolve which of the three was the operational corporate respondent at the Huntington Beach branch at the time of the agent conduct; that determination is the corporate broker's internal-allocation record. See Section IV for the full inventory.
The Huntington Beach branches as recorded on the DRE consumer-license lookup are operationally on the Springdale Marina Inc license at 5848 Edinger Avenue, Huntington Beach 92649 and on the Stratton-LFCA, Inc. license at 120 5th Street Suite C110, Huntington Beach 92648 (Branch Manager Angie M. Sandoval, DRE License #01130478).
Direct notice to the Branch Manager — June 25, 2024 5:55 – 6:02 PM
Eight days before the unlawful-detainer complaint was filed (July 3, 2024), Michael Gasio sent a text-message sequence to Branch Manager Angie M. Sandoval (DRE #01130478) at the direct line (714) 600-7741: a demand-letter image, text quoting the Huntington Beach Police Department's interest in Mr. Le's stamping the BHHS name on a lawful lease and the month skipped on the rent ledger, and a forward of the HBPD-notice text. The transmission placed the corporate-broker supervisory chain on actual notice of the lease and account-routing concerns prior to the filing of the unlawful-detainer action. Sandoval's branch is on the Stratton-LFCA, Inc. license at 120 5th Street Suite C110, Huntington Beach 92648. Documentary preservation: text-conversation in-conversation timestamps, retained.
The corporate-license history set out in Sections IV through VI sits behind the operating brand and is the public DRE record of the affiliated corporations.
III
Designated Officer of Record
p. 03DRE Broker #00602101 · Dennis Allen Rosas
Designated Officer of Record on three currently active California corporate broker licenses
Personal license issued March 7, 1986 (40+ years). Current expiration December 4, 2027; status LICENSED. Principal/main office of record: 16404 Colima Road, Hacienda Heights 91745. No DBAs on personal license; no branches on personal license.
Past governance: President Whittier District Board of REALTORS (now Pacific West); Regional Vice President California Association of REALTORS; Director CAR + NAR; member The Realty Alliance.
Personal license #00602101 carries no public DRE disciplinary action. The corporate-license footprint set out in Sections IV through VI below sits on top of that personal-license clean record.
Cross-reference: actor-rosas.html.
IV
Six DRE-Affiliated Corporations on the Rosas Record
p. 04The California DRE consumer-license lookup discloses six corporate broker licenses on which Dennis Allen Rosas is or has been affiliated as a Licensed Officer or Designated Officer of Record. Three are currently active. Three have expired. The DRE record was pulled on April 28, 2026.
A. Currently active — Rosas serves as Designated Officer of Record on three concurrent corporate broker licenses
| DRE Corp # | Corporation | Issued | Expires | Mailing / Main office | Active DBAs registered |
|---|---|---|---|---|---|
| 01208606 | Springdale Marina Inc | 05/03/1996 | 05/02/2028 | 5848 Edinger Ave, Huntington Beach 92649 | Berkshire Hathaway HomeServices California Properties (active 02/06/2014) |
| 00808075 | S J Heritage Inc | 03/17/1981 | 03/16/2029 | 9003 Reseda Blvd Ste 105, Northridge 91324 | Berkshire Hathaway HomeServices California Properties (03/17/2014); Coldwell Banker Envision (12/01/2025); The Prudential California Realty (02/16/1994) |
| 02211662 | Stratton-LFCA, Inc. | 03/06/2023 | 03/05/2027 | 15025 East Whittier Blvd, Whittier 90603 | Berkshire Hathaway HomeServices California Properties (04/04/2023); Mother & Son Real Estate (05/02/2023); Coldwell Banker Alliance Premier (08/21/2025); Coldwell Banker Envision Estates (08/21/2025); Coldwell Banker Luxus Estates (08/21/2025); Coldwell Banker Premier Alliance (08/21/2025); Coldwell Banker Envision (09/10/2025) |
Each of the three currently active corporate licenses lists Dennis Allen Rosas (#00602101) as Designated Officer of Record. Two of the three (Springdale Marina Inc and S J Heritage Inc) have continuously held the “Berkshire Hathaway HomeServices California Properties” DBA registration since 2014. Stratton-LFCA, Inc. added the same DBA on April 4, 2023 and added five Coldwell Banker DBAs in August–September 2025. As of April 28, 2026, three corporate licenses simultaneously hold the BHHS California Properties DBA registration; the operating-brand identification on the April 26, 2024 lease does not on its face resolve which of the three was the operational corporate respondent at the Huntington Beach branch.
B. Historically expired — Rosas formerly served as Licensed Officer
| DRE Corp # | Corporation | Officer license expired | Note |
|---|---|---|---|
| 00338699 | Mulhearn Realtors Inc | 09/26/2024 | Subject of three DRE disciplinary proceedings (1991, 2000, 2021) — see Section V |
| 00533217 | All Properties Inc | 05/07/2023 | — |
| 00262360 | Home Brokers Inc | 11/15/2015 | — |
The Mulhearn Realtors Inc corporate license expired September 26, 2024 — eight days after Ly Construction Invoice #2412 was dated August 14, 2024 in the Gasio v. Tran move-out accounting. The expiration timing is a calendar coincidence; no inference is drawn.
C. Cumulative corporate-license disciplinary footprint
Two of the six Rosas-affiliated corporate licenses carry public DRE disciplinary history:
- Mulhearn Realtors Inc (#00338699) — three DRE disciplinary proceedings (1991, 2000, 2021). The 2021 proceeding stipulation was signed by Dennis Allen Rosas as Designated Officer of Record. See Section V for full detail.
- S J Heritage Inc (#00808075) — two DRE disciplinary actions of public record: case H-22693LA (Desist & Refrain, September 30, 1986) and case H-28052 LA (April 15, 1999). See Section VI for the public DRE comments record.
Five total DRE disciplinary proceedings of public record across two corporate licenses on which Dennis Allen Rosas served as Designated Officer of Record at material times. Personal license #00602101 carries no public disciplinary record.
V
Mulhearn Realtors Inc — Three-Decade DRE Disciplinary Record
p. 05Three separate DRE adjudications across three decades, each implicating the same statutory provisions: Cal. Bus. & Prof. Code § 10145 (broker handling of trust funds) and § 10177(g) (negligence in the supervision or operation of the corporate broker). Documents in agency files; secondary indexing at OAH (Office of Administrative Hearings) decision archive.
DRE H-24243 LA · effective August 6, 1991
First disciplinary proceeding
30-day suspension on all licenses, stayed on terms and conditions including a $2,500 monetary penalty. Stipulated decision — Bruce Mulhearn (DRE Broker #00270292) and Mulhearn Realtors. Conduct involved a former employee's collection of trust-funds interest in property management activities and an issue concerning the use of a fictitious name. Per the stipulation, the public was not harmed.
Anchor citation: subsequent 2000 decision (H-28384 LA, paragraph III of the Accusation) recites the 1991 prior discipline by reference.
DRE H-28384 LA / OAH L-2000030327 · effective October 4, 2000
Second disciplinary proceeding
Hearing July 13, 2000 before ALJ Joseph D. Montoya, Office of Administrative Hearings, Los Angeles. Proposed Decision August 14, 2000; adopted by Real Estate Commissioner Paula Reddish Zinnemann September 12, 2000. 45-day suspension on all licenses, stayed on payment of $4,500 monetary penalty plus DRE audit costs (initial audit + follow-up audit).
Five specific violations on the audit period January 1 through August 31, 1999:
- § 10145(a) and § 10176(e); Reg. 2835 — $45,390.92 overage in Trust Account #1 (Pacific Business Bank #41-032928, El Monte) from deposit of fire-insurance proceeds payable to Mulhearn Realtors into the trust account
- § 10145(a); Reg. 2832.1 — $740.91 shortage in Trust Account #2 (#41-031913)
- Reg. 2831 — columnar record on Trust Account #1 missing the date funds received and from whom
- Reg. 2831.2 — failure to maintain monthly trust account reconciliations
- Reg. 2834 — non-licensee allowed to be a signatory on the trust accounts; other signatories without written authorization
Both Mulhearn Realtors and Bruce Mulhearn personally found in violation of § 10177(d) and § 10177(g).
Patrick Rayney — Mulhearn Realtors' non-licensee Controller and Chief Financial Officer, employed by the firm 20+ years and serving as a trust-account signatory for 19 years before the audit identified him as an unauthorized signatory under Reg. 2834. Following the audit, the firm obtained a $300,000 fidelity bond on Mr. Rayney; the corporate broker's average trust-account balance at the time was approximately $55,000.
Firm scale at the time: 10 branch offices, approximately 475 sales agents (approximately 20 of whom were brokers working as agents), approximately 2,000 sales closed in the eight-month audit period, and four escrow units handling approximately 300 escrows.
DRE H-41672 LA · effective March 4, 2021
Third disciplinary proceeding — Public Reproval — Rosas signed as Designated Officer of Record
Stipulation signed by Dennis Allen Rosas as Designated Officer of Record on January 5, 2021. Approved by the Real Estate Commissioner January 28, 2021. Effective March 4, 2021. Public Reproval, Cal. Bus. & Prof. Code § 10177(g) (negligence). Costs $2,518.71 plus monetary penalty $2,500.
This is the proceeding in which Mr. Rosas, by his own signature on the Stipulation as the corporate broker's designated officer of record, accepted DRE's finding of negligence under the same statutory section that had governed the 1991 and 2000 proceedings against the same corporation.
VI
S J Heritage Inc — Public DRE Disciplinary Record
p. 06The DRE consumer-license lookup for S J Heritage Inc (DRE Corp #00808075) discloses two prior disciplinary case numbers in the corporate-license public-comments record. Both case files are held by the California Department of Real Estate Licensing Flag Section. The case numbers are public record on the corporate-license consumer-lookup page.
DRE H-22693LA · September 30, 1986
First S J Heritage Inc disciplinary action — Desist & Refrain
Public DRE comments record for corporate license #00808075 lists case H-22693LA, dated September 30, 1986, with notation “D&R” (Desist and Refrain). Underlying case file in the custody of the California Department of Real Estate. Document request pending.
DRE H-28052 LA · April 15, 1999
Second S J Heritage Inc disciplinary action
Public DRE comments record for corporate license #00808075 lists case H-28052 LA, dated April 15, 1999. Underlying case file in the custody of the California Department of Real Estate. Document request pending.
S J Heritage Inc has been continuously licensed since March 17, 1981 (45+ years). Bruce Mulhearn (DRE Broker #00270292) was a Licensed Officer of S J Heritage Inc until his officer license on the entity expired March 17, 2021 — the same calendar period during which the third Mulhearn Realtors Inc disciplinary stipulation was signed by Dennis Allen Rosas as Designated Officer of Record (January 5, 2021; effective March 4, 2021). The corporate-license records, taken together, document a multi-decade overlap among Bruce Mulhearn, Dennis Allen Rosas, and the corporate licenses S J Heritage Inc, Springdale Marina Inc, Mulhearn Realtors Inc, and Stratton-LFCA, Inc. The plaintiff observes the documentary overlap on the public record without legal characterization.
VII
Recorded-Instrument Footprint at the OC Clerk-Recorder
p. 07Public-record search of the Orange County Clerk-Recorder index discloses a recurring lender on the Le and Tran loan chain, plus a post-eviction October 2025 transfer of a Tran-network property to a Delaware-formed LLC. The overlap is documentary, not inferential. No legal conclusion is asserted.
| Doc # | Date | Instrument | Party | Lender / Counterparty |
|---|---|---|---|---|
| 2017000552241 | 12/21/2017 | Grant Deed | Mangione/Do → Le Hanson Tri + Le Quynh Tran | $642,000 purchase — transfer tax $706.20 — Lot 52 Tract 7771 HB |
| 2017000552242 | 12/21/2017 | Trust Deed (18 pp.) | Le Hanson Tri | Mega Capital Funding Inc / MERS |
| 2020000285944 | 06/19/2020 | Trust Deed (19 pp.) | Le Hanson Tri (refi) | Mega Capital Funding Inc / MERS |
| 2023000087651 | 04/18/2023 | Trust Deed (12 pp.) | Le Hanson Tri | Bank of West / BMO |
| 2025000103920 | 04/08/2025 | Trust Deed (16 pp.) | Le Hanson Tri | BMO |
| 2012000447720 | 08/06/2012 | Asgt of Trust Deed | (Tran chain) | Wells Fargo → Bayview Loan Servicing |
| 2022000152706 | 04/21/2022 | Asgt of Trust Deed | (Tran chain) | Mega Capital Funding Inc / MERS → Quicken / Rocket Mortgage — one day before the Gasio tenancy commenced |
| 2024000027586 | 2024 | Asgt of Trust Deed | (Tran chain) | FDIC / First Republic → JPMorgan |
| Doc # pending | Oct 2025 | Transfer of title | Phat L K Tran → Smart Invest HB LLC | Smart Invest HB LLC: Delaware-formed; CA File B20250360378; transferee of 20012 Sand Dune Lane (the same address printed on the 2022 lease as the Owner's payment-direction address); no Huntington Beach business license of record; no STR permit on record. UVTA § 3439.04 badges of fraudulent transfer present in the documentary record |
VIII
Mega Capital Funding Inc — Common Originator Overlap
p. 08Mega Capital Funding Inc / MERS appears as the lender of record on Hanson Le's December 21, 2017 purchase Trust Deed (#2017000552242), on Le's June 19, 2020 refinance Trust Deed (#2020000285944), and on a Phat L.K. Tran assignment chain dated April 21, 2022 (#2022000152706). The Phat Tran assignment recorded one calendar day before the Gasio tenancy commenced on May 1, 2022.
Mega Capital Funding is a wholesale-only lender; every loan it funds runs through a mortgage broker. The mortgage-broker entity on the Le 2017 loan is identified in the body of the 18-page Trust Deed (#2017000552242), pulled from the OC Clerk-Recorder by mail order on April 24, 2026 and pending arrival.
The overlap on the recorded-document record is the underlying documentary fact. The reviewing attorney is invited to evaluate the significance of the overlap on the available record.
IX
Name Spelling Variants in the OC Clerk-Recorder Index
p. 09Hanson Le filings at the OC Clerk-Recorder index are searchable under: Le Hanson Tri, Le Hanson T, Le Huy. DRE consumer-license lookup (verified April 28, 2026) discloses the AKA Tri G Le.
Phat L.K. Tran filings are searchable under twelve confirmed name spelling variants in the OC index, including Phat Tran, Tran Phat, Tran Phat L, Tran Phat L K, Tran Phat Luu Ky, Tran Phat Luu Ky DDS, Phat Ky Tran. Comprehensive index searches require all variants.
Anna Ly appears in OC Clerk-Recorder records and DRE consumer-license records under the name Anna Ly; correspondence email of record on the April 23, 2022 lease attribution is lymyhoa@yahoo.com; brokerage of record is Sun Realty & Management; familial relationship: believed to be a daughter of property owner Phat L.K. Tran (not independently verified).
X
Cross-References & Scope
p. 10Actor dossiers
- actor-silverstein.html — eviction counsel of record (Steven D. Silverstein, CA Bar #86466)
- actor-hansonle.html — the licensee placed on the April 26, 2024 lease (Hanson Le, DRE #01358448)
- actor-rosas.html — the designated officer of record (Dennis Allen Rosas, DRE #00602101)
- actor-anna-ly.html — the 2022 listing agent and Move-Out Clearance Report drafter (Anna Ly, DRE #01894348, Sun Realty & Management; believed to be daughter of property owner, not independently verified)
- actor-tran.html — the property owner whose 2022 assignment chain shares the Mega Capital lender (Phat L.K. Tran)
- actor-thaotran.html — family-network actor on the related-party record
- actor-rosiak.html — prior defense counsel for plaintiffs (Richard J. Rosiak, CA Bar #141430)
Functional pages
- agency-proceedings.html — the DRE Pre-Complaint #1-26-0304-002 against Hanson Le; State Bar inquiries; eleven-agency packet mailed April 25, 2026 (USPS Postal Inspection 18 U.S.C. § 1341, DOJ Civil Rights / Housing FHA §§ 3604/3617, CFPB 15 U.S.C. § 5481, plus the eight previously named agencies)
- crosswalk.html — statutory framework, including Cal. Bus. & Prof. Code §§ 10145, 10130, 10176, 10177(d), 10177(g), and the federal provisions referenced above
- lease-and-accounts.html — Stage 7.6 Property-Manager renewal-proposal sequence and Stage 9 same-day-as-execution bank-account solicitation; the April 19, 2024 wire and the May 13, 2024 license-detachment date
- missing-month.html — the dollar-column-versus-date-column contradiction on the August 5, 2024 Move-Out Clearance Report and the bank-record naming of the suppressed payment
- silverstein-form.html — §1950.5 Form Examination of the same Move-Out Clearance Report
- documents.html — full exhibit index by section
Scope and methodology
The DRE consumer-license lookup, the OAH/DRE disciplinary decisions, and the OC Clerk-Recorder document index are public records open to any reader. This page assembles those records around the brokerages named on the operative instruments in Gasio v. Tran. DRE consumer-license records were pulled on April 28, 2026.
No statement on this page asserts that any individual or entity has committed a crime, violated a statute, or breached a professional duty. Personal license #00602101 carries no public DRE disciplinary action; the corporate-license history set out in Sections IV through VI is the public DRE record of the affiliated corporations. No finding has been made.