For Counsel · The Jeopardy Matrix · Defendant Exposure Profile
Each player, one card.
A single-card-per-defendant exposure inventory. Each card identifies the named party, the alleged capacity in which the party acted, the public license or Bar number, the alleged exposure on each of four tracks (California criminal, California civil, federal civil, regulatory), and the current procedural status of any open agency proceeding. Allegations only. Every entry anchored to the documentary record on the public case file at gasiomirror.com. No finding has been made by any agency or court.
Ten Named Parties · Four Exposure Tracks Each
Each Card Anchored to Primary Documents
No Finding Has Been Made
The cards below are ordered by the role each named party played in the documentary record — the principal at the top, the listing licensees and counsel of record in the middle, the contractor and the supervisory licensees at the bottom. A reviewing investigator can read any card in under two minutes.
01
Phat L.K. Tran, D.M.D.Owner of record · verifier of the Move-Out Clearance Report
Principal
Capacity
Sole owner of record at 19235 Brynn Court, Huntington Beach, CA 92648. Reassigned title to himself through OC Recorder Doc. No. 2022000152706 (recorded April 21, 2022, one day before Gasio tenancy commencement). Electronic verifier of the Move-Out Clearance Report (DocuSign Envelope F5D247C2-A1A9-4991-B91F-6A333347A87D) executed August 5, 2024. Beneficiary of sixteen Wells Fargo wire transfers totaling $80,350.00 to personal account #1005959166 between January 23, 2023 and June 28, 2024. Self-identified at the January 27, 2025 trial as “Phat Ky Tran.”
Public licenses
California-licensed Doctor of Dental Medicine. National Provider Identifier
1184847162. Sole officer of record (CEO / Secretary / CFO / Director) of Phat L Tran DMD Inc., California Secretary of State entity number 3530584. Statement-of-Information default status with the Secretary of State since December 31, 2022. Office of record: 14411 Brookhurst Street, Suite B, Garden Grove, California.Alleged criminal exposure
Cal. PC§115 offering false or forged instrument for filing · §132 offering false documentary evidence in proceeding · §134 preparing false documentary evidence with intent to use as genuine in a proceeding authorized by law · §182 conspiracy (preservation entry) · §503–504 embezzlement (deposit-trust preservation entry) Fed.18 U.S.C. §1343 wire fraud · §1344 bank fraud · §1957 monetary transactions in property derived from specified unlawful activity (preservation entry)
Alleged civil exposure
Cal. Civ.§1567 & §§1569–1577 apparent-consent vitiation (duress, menace, fraud, undue influence, mistake) · §1572 actual fraud · §1710 deceit and fraudulent nondisclosure · §1941.1 habitability · §1942.5 retaliatory eviction (with subdivision (f)(2) senior enhancement for Michael Gasio and Tetyana Zvyagintseva) · §1950.5(b)/(g)/(l) security-deposit closed list, 21-day itemization, bad-faith retention (2× statutory plus actual) · §3294 punitive damages for fraud · §3345 senior 3× multiplier for parties 65+ · §3439.04 Uniform Voidable Transactions Act (Sand Dune Lane transfer to Smart Invest HB LLC, October 2025) Cal. B&P§17200 Unfair Competition Law Cal. Welf. & Inst.§15610.30 financial abuse of an elder · §15657.5 treble damages plus attorney fees
Alleged federal civil exposure
FHA42 U.S.C. §3604 discrimination (senior LEP occupant) · §3617 coercion, intimidation, interference RICO18 U.S.C. §1962 prohibited activities · §1964(c) civil RICO with private right of action and treble damages
Regulatory file numbers
DRE / OC DAIdentified party in California Penal Code §134 Referral Package mailed to Orange County District Attorney’s Office of the Honorable Todd Spitzer on May 11, 2026 (USPS Certified Mail Tracking
9589 0710 5270 3530 1127 14), delivered approximately May 13, 2026; supplemental mailing May 18, 2026 · resubmission pending, neutral tone, no finding has been made.Primary documents
Sixteen-wire ledger at lease-and-accounts.html · June 22, 2024 four-admission-point cure-window text examined at lease-and-accounts.html Section VII · trial-record acknowledgment that plaintiffs had not wished to sign the April 26, 2024 lease, preserved at lease-and-accounts.html Section VIII · May 11, 2024 SMS preserved as Primary Source PS-02 at family-real-estate.html
02
Anna Tran LyListing agent of record · drafter of the Three-Day Notice envelope · signer of the Move-Out Clearance Report
Broker · Daughter
Capacity
California Department of Real Estate Broker, individual licensee, License
#01894348, issued January 28, 2011, expiration June 11, 2027. Daughter of the property owner. Listing agent of record on the 2022 tenancy (Sun Realty and Management DBA, fictitious-business-name registration expired February 24, 2015; signage continued at the property in May 2022). Listed at her current residence of record at 1534 Orchard Drive, Newport Beach 92660 — adjacent house numbers on the same Orchard Drive corridor where her father previously held 1536 Orchard Drive, Unit B 2005–2022. Identified by DocuSign platform metadata as both creator and sender of the envelope through which the served June 21, 2024 Three-Day Notice was originated. Subsequent electronic signer of the Move-Out Clearance Report (DocuSign Envelope F5D247C2) on August 5, 2024 — approximately seventeen months after her written March 18, 2023 termination of agency: “I no longer work for Phat Tran, call him directly.”Public licenses & entities
DRE Broker
#01894348 · CEO of AP Silk Arts Inc., California Secretary of State entity (registered agent Phat Tran) · Zillow professional agent profile under business contact lymyhoa@yahoo.com · Sun Realty and Management DBA expired February 24, 2015Alleged criminal exposure
Cal. PC§115 offering false instrument for filing · §132 offering false documentary evidence · §134 preparing false instrument for use in proceeding (the August 5, 2024 Move-Out Clearance Report containing the pre-formatted Attorney Fees line) · §182 conspiracy (preservation entry) Fed.18 U.S.C. §1343 wire fraud (the DocuSign-transmitted June 21, 2024 Three-Day Notice)
Alleged civil exposure
Cal. Civ.§1572 actual fraud (the April 22, 2022 7:46 PM SMS “we left it out to make it easy for you” characterizing an omission from the executed instrument as a benefit conferred on the tenants) · §1710 deceit and fraudulent nondisclosure (habitability) · §1950.5(b)/(g)/(l) security-deposit closed list · §3294 punitive Cal. B&P§10130 unlicensed practice / agency without authority · §10145 trust funds · §10176 misrepresentation by licensed agent (listing the property as “ready to move in” with personal knowledge of construction defects per her own May 6, 2022 day-six text) · §10177(g) negligence or incompetence · §17200 Unfair Competition Law
Regulatory file
CA DREOpen matter
#1-24-0513-010. No finding has been made. Prior parallel-matter docket: White Bear Investments LLC v. Anna Ly (2020) · professional-negligence claim dismissed March 8, 2021.Primary documents
DocuSign envelope authorship analysis at instrument-authorship.html · Move-Out Clearance Report forensic at notice.html · Day-six May 6, 2022 text and March 18, 2023 termination-of-agency email at habitability.html Exhibits HAB-002 and HAB-004 · April 22, 2022 7:46 PM SMS (Stage 2022-A) at lease-and-accounts.html Section II
03
Hanson LeListing licensee for the 2024 renewal · solicitor of off-trust-account rent routing · recipient of the cure-tender package signed “H H”
Broker
Capacity
California Department of Real Estate Broker, individual licensee, License
#01358448, broker-level since March 23, 2006. Listing-agent role for the 2024 renewal under Berkshire Hathaway HomeServices California Properties. Listed at 8401 Bluff Circle, Huntington Beach 92646. Solicitor of the April 2024 written request to route monthly rent into his personal Wells Fargo account “instead of to the owner” (the solicitation appears in the record twice: in the pre-execution renewal-proposal sequence and on the same-day text of April 26, 2024). Withdrew from property-management duties by SMS at 3:50 PM Pacific time on May 13, 2024. Recipient of the May 30, 2024 cashier’s-check cure tender at the BHHS office (USPS Certified Mail tracking 9534914882764149935944, signed for “H H”). Invoked Fifth Amendment privilege during Huntington Beach Police Department interview in January 2026. Owner of record at Hanson And Tony LLC, California Secretary of State entity number 202462512659.Current brokerage
Broker Associate · Stratton-LFCA Inc. (Designated Officer Dennis A. Rosas, DRE Broker #00602101, entity license #02211662)
Alleged criminal exposure
Cal. PC§134 preparing false documentary evidence (preservation entry, in connection with the April 26, 2024 lease re-routing) · §503–504 embezzlement (deposit/trust-fund preservation entry) Fed.18 U.S.C. §1343 wire fraud (off-contract solicitation) · §1344 bank fraud preservation
Alleged civil exposure
Cal. Civ.§1572 actual fraud (eviction-Monday threat, two contradictory effective dates) · §1710 deceit · §1942 repair-and-deduct interference (dishwasher) · §1950.5 deposit-trust handling · §3294 punitive Cal. B&P§10145(a) trust funds (personal §10145(a) duty attaches at the Broker license level) · §10176(e) commingling · §10177(d) dishonest dealing · §10177(g) negligence/incompetence · §17200 Unfair Competition Law Cal. Evid.§913 adverse inference following Fifth Amendment invocation in HBPD interview
Regulatory file
CA DREPre-Complaint
#1-26-0304-002 (Macias intake, Special Senior Investigator Jerusha White). No finding has been made.Primary documents
Hanson Le full dossier at actor-hansonle.html · bank-account solicitation sequence at lease-and-accounts.html Section IV Stage 7.6 + Section V Stage 9 · May 13, 2024 withdrawal text and the cure-tender package signed “H H” at cure-tender.html
04
Angie M. SandovalSubsequent Berkshire Hathaway HomeServices licensee · pre-filing contact on the 8-days-pre-UD-filing window
Salesperson
Capacity
California Department of Real Estate Salesperson licensee, License
#01130478, current business address 120 5th Street, Suite C110, Huntington Beach 92648. Identified as the licensee through whom the post-withdrawal Berkshire Hathaway HomeServices contact line was maintained in June 2024, eight days before the July 3, 2024 filing of the unlawful detainer complaint. February 13, 2025 inbound call to plaintiff during pendency of trial: “I am not investigating Hanson, I know him.”Alleged civil & regulatory exposure
Cal. B&P§10130 unlicensed authority · §10176 misrepresentation · §10177(g) negligence/incompetence · §17200 Unfair Competition Law CA DREIdentified party of record. No finding has been made.
Primary documents
Full actor dossier at actor-sandoval.html · June 25, 2024 pre-filing text sequence (5:55–6:02 PM PDT) preserved in the same dossier
05
Steven D. SilversteinCounsel of record for plaintiff in the underlying unlawful detainer · distributor of the Move-Out Clearance Report template and the Evictions Procedures for Unlawful Detainers procedural guide
Officer of Court
Capacity
California State Bar number
#86466, admitted May 31, 1979. Principal of Silverstein Eviction Law, 14351 Red Hill Avenue, Suite G, Tustin, California 92780. Counsel of record for plaintiff in Gasio v. Tran. Self-attested as Judge Pro Tem in the Orange County court system in two separate self-published venues preserved at the Internet Archive Wayback Machine on May 2–3, 2026: firm marketing copy at stevendsilverstein.com (“I have been asked to sit judge pro tem by all the Orange County Courts”) and the Apartment Journal author byline (“He has served a Judge Pro-Tem in the Orange County Court system”).Forms-library distribution
Publicly hosts at stevendsilverstein.com a Move-Out Clearance Report template, a commercial Three-Day Notice template, a Declaration of Service of Notice template, and the Evictions Procedures for Unlawful Detainers procedural guide for owners. The published library does not contain a residential Three-Day Notice template. Internet Archive captures preserved at timestamp
20260502013111 and adjacent (eighty-seven elements downloaded across the firm’s domain tree on a single run).Alleged criminal exposure
Cal. PC§115 offering false instrument for filing · §132 offering false documentary evidence in proceeding · §134 preparing false documentary evidence with intent that it be used in a proceeding authorized by law
Alleged civil exposure
Cal. B&P§6068(d) duty not to mislead by artifice · §6106 moral turpitude · §6128(a) attorney deceit toward the tribunal (misdemeanor with civil treble damages recoverable by injured party) · §17200 Unfair Competition Law Cal. RPCRule 1.1 competence · Rule 3.3 candor toward the tribunal · Rule 8.4(c) conduct involving dishonesty, fraud, deceit, or reckless or intentional misrepresentation
Alleged federal civil exposure
FDCPA15 U.S.C. §1692e false or misleading representations · §1692e(9) use of any written communication that simulates a court document (relevance question presented by the “(PROPOSED) AMENDED JUDGMENT” transmitted to plaintiffs on firm letterhead with a blank judge’s signature line and pre-filled case caption) · §1692f unfair practices · §1692g failure to validate disputed debt · Heintz v. Jenkins, 514 U.S. 291 (1995) (FDCPA reaches attorneys collecting consumer debts)
Regulatory file
CA State Bar OCTCUnder formal review by the California State Bar Office of Chief Trial Counsel. No finding has been made.
Surviving adjudicated record
Attenello v. Basilious, Orange County Appellate Division, decided September 20, 2022 — affirmed dismissal of plaintiff’s eviction action without leave to amend on Cal. Civ. Code §1946.2(b)(1)(K) strict-compliance pleading defect; plaintiff represented on that appeal by Steven D. Silverstein. Bea-Mone III v. Silverstein Attorney at Law, C.D. Cal. 8:17-cv-00550-JLS-DFM — cited for docket existence only; the November 30, 2018 judgment was set aside by stipulation October 15, 2019, the appeal voluntarily dismissed October 9, 2019 on the defendant’s own Rule 42(b) motion, the fee motion stricken per Order 105. No surviving public adjudication of liability.
Primary documents
Full dossier at actor-silverstein.html · instrument-authorship analysis at instrument-authorship.html · MOR forensic at notice.html · doctrinal frame at intent.html · trial-mechanics record at silverstein-in-court.html
06
Richard J. RosiakPrior counsel of record for plaintiff in the underlying matter · withdrew three calendar days before noticed trial
Former Counsel
Capacity
California State Bar number
#141430. Sole principal marketing as “Richard J. Rosiak & Assoc” on firm correspondence (the apostrophe-S construction raising the Cal. B&P §17500 false-advertising and Cal. RPC 7.1 firm-name misrepresentation questions). Filed motion to be relieved on January 3, 2025; withdrawal letter physically transmitted on Friday January 10, 2025 for noticed trial on Monday January 13, 2025 — three calendar days’ notice. The plaintiff’s first substantive pro se appearance was January 27, 2025. The case proceeded through April 2025. Subsequent representation that “reentry not legally permitted” was false on the documentary record.Alleged civil & professional-responsibility exposure
Cal. B&P§6068(c) duty to counsel only those actions appearing legal or just · §6068(m) communication duty · §17500 false advertising on plural firm-name construction Cal. RPCRule 1.4 communication with client · Rule 1.16 withdrawal-reasonable-notice · Rule 7.1 communications concerning a lawyer’s services (firm-name misrepresentation)
Regulatory file
CA State Bar EnforcementUnder formal review by the California State Bar Enforcement Division, Examiner Devin Urbany. No finding has been made.
Primary documents
Full dossier at actor-rosiak.html · eight-item evidence-not-placed inventory in the same dossier
07
David LyContractor on Ly Construction Invoice #2412 · same contractor on four pre-existing-conditions repair visits during the tenancy
Contractor
Capacity
California Contractors State License Board Class B General Building Contractor, License
#1068334, sole-ownership entity status. Named contractor on Ly Construction Invoice #2412 dated August 14, 2024 for $7,835 carpet replacement entered on the Move-Out Clearance Report Repair line — invoice dated eighteen days after the City of Huntington Beach inspector’s July 27, 2024 confirmation of no pet damage and clean carpets. Same contractor who conducted four pre-existing-conditions repair visits to the property during the tenancy and observed the unpermitted electrical work, the rotted dishwasher-circuit conductor consistent with chronic moisture exposure, and the jumped circuits / doubled conductors in the wall cavity — conditions absent from Invoice #2412.Alleged civil exposure
Cal. Civ.§1572 actual fraud · §1710 deceit Cal. B&P§7090 Contractors State License Board discipline — failure to disclose dangerous condition observed in the course of work · §7113 · §17200 Unfair Competition Law
Regulatory file
CSLBCatalogued for documentary preservation. No finding has been made.
Primary documents
Habitability page Section 5.5 and Exhibits HAB-007 through HAB-011 at habitability.html · Invoice #2412 impossibility-of-time-and-labor analysis at actor-lyconstruction.html
08
Supervisory Licensees · B&P §10159.2 chainDesignated officers and division managers in the brokerage chain through which the listing licensees operated
Designated Officers
Dennis Allen Rosas
Designated Officer of Stratton-LFCA Inc., California Department of Real Estate Broker License
#00602101, corporate entity license #02211662. Designated Officer for Hanson Le during the relevant period. Subject of California Department of Real Estate Public Reproval Case #H-41672 LA under Cal. B&P Code §10166.02 (unlicensed mortgage-loan-originator activity), §10176(a) (substantial misrepresentation), and §10177(g) (negligence). DRE Counsel of record on the H-41672 LA proceeding was Julie L. To, California State Bar Number 219482. Possible exposure under Cal. B&P §10159.2 supervisory responsibility for licensee conduct in the present matter.Iris Fay Tonti
California Department of Real Estate Broker License
#00844023. Division Manager identified above Angie M. Sandoval on the Berkshire Hathaway HomeServices California Properties supervisory chain. Catalogued for the §10159.2 supervisory-duty question. No finding has been made.Primary documents
Rosas full dossier at actor-rosas.html · brokerage-structure analysis (three concurrent BHHS DBAs under the Rosas designation, five DRE case-numbered proceedings) at brokerage-structure.html
The eight cards above are the named parties on the documentary record. The ninth and tenth role exposures — the related Tran v. Bach (2018) and Huynh v. Tran/Ly (filed August 8, 2025) named-party exposures — are catalogued on the Related Cases page.
Every entry above is anchored to a primary document on the public case file at gasiomirror.com or to a public regulatory record on the named agency’s public roster. Every characterization is an allegation. No finding has been made.