Public Identity ? California State Bar
Verified Public RecordSteven David Silverstein
#86466
1978
Sole Proprietorship
14351 Red Hill Ave, Suite G
Tustin, CA 92780
Tustin, CA 92780
(714) 832-3651
Fax: (714) 832-7781
Fax: (714) 832-7781
B? (Failure to respond to 1 complaint)
@mrevictionlaw ? 300 subscribers ? 5 videos
Silverstein's Role ? Gasio v. Tran et al.
OC Superior Court No. 30-2024-01410991-CL-UD-CJC| Date / Document | Documented Fact | Status |
|---|---|---|
| 04/26/2024 Lease Execution |
DocuSign Envelope #46CC8725-F703-EF11-96F5-6045B0D68161
C.A.R. Form RLMM executed. Rent: $5,350/month. Payment directed to: BANK: WELLS FARGO, NAME: HANSON LE, ACCOUNT #3312943297. Premises: 19235 Brynn Ct, Huntington Beach, CA 92648. Housing Provider: Phat Ky Tran. Broker/Agent: Hanson Le, BHHS. Security Deposit: $5,000. Term: 06/01/2024 ? 06/30/2025.
|
Preserved |
| 06/21/2024 3-Day Notice |
3-Day Notice to Pay Rent or Quit ? Signed: Phat L.K. Tran
Notice directs payment to: PHAT TRAN c/o WELLS FARGO BANK ACCT #1005959166 ? 19840 Beach Blvd., Huntington Beach, CA 92648 ? (714) 390-2044. This account is different from the lease-specified payment account. The notice was prepared and served by Silverstein Evictions.
|
Defective |
| 05/30/2024 USPS Certified Mail |
Cashier's Check ? Delivered ? Tracking #9534914882764149935944
Cashier's check tendered by Gasio via USPS certified mail during the 3-day cure window. Signed for as "H.H." by Hanson Le at BHHS office. Hanson Le cannot cash a check not payable to him. Hanson Le subsequently quit BHHS and invoked the Fifth Amendment when questioned by HBPD. Tran texted Hanson during the cure window ? proving both parties had contemporaneous knowledge.
|
Concealed |
| 06/28/2024 Wire Confirmation |
Wells Fargo Wire ? $5,350 ? Conf. OW00004652829145
Wire transfer of $5,350 sent to "Landlord" per 3-Day Notice instructions. Tran deposited on 06/28/2024. Tran claims he mailed the check back around the 2nd ? a 4?5 day window holding Gasio's funds. The check was never received by Gasio and was never cashed. The original sealed uncashed cashier's check is preserved as a forensic exhibit for fingerprint analysis.
|
Unreturned |
| 01/10/2025 Trial: 01/13/2025 |
Rosiak Withdrawal ? 3 Days Before Trial
Defense attorney Richard Rosiak's withdrawal letter arrived in Gasio's mailbox Friday, January 10, 2025. Trial was set for Monday, January 13, 2025. Rosiak falsely stated that reentry was "not legally permitted" under California procedure ? confirmed false. California State Bar formal disciplinary proceeding is open. Case did not conclude until April 2025.
|
State Bar Active |
| Trial ? 2025 Closing Argument |
Silverstein's Final Trial Question: "Did You Cash the Check?"
Silverstein's final question at trial was whether Gasio had cashed the returned check. Gasio confirmed the original cashier's check remains sealed, uncashed, and preserved. The check is payable to both Phat K. Tran AND Steven D. Silverstein, marked NON-NEGOTIABLE, DUPLICATE JUL 24 RENT / PAID UNDER PROTEST. A second payment was made under written protest; both Silverstein and Tran were required to sign acknowledging no prior repayment had occurred.
|
Sealed / Preserved |
3-Day Notice Defect ? CCP ?1162
Silverstein's own published website states: "The single most common reason I see landlords lose in court is a defective 3-day notice. One wrong number, one extra charge, one missed deadline, and the judge throws out your case." His own article further states that "a claim... that the tenant wasn't served with the notice that is being sued upon" constitutes a recognized triable defense. The 3-Day Notice served in this matter contains the following documented issues:
Payment Account Mismatch
Lease directed payment to Hanson Le / WF Acct #3312943297. Notice directed payment to Phat Tran / WF Acct #1005959166. Different account, different payee.
Eshagian v. Cepeda (2025) Compliance
CA Court of Appeal (Case No. B340941) requires notice to specify: exact service date, expiration date, weekend/holiday exclusion, specific payment instructions. Published on Silverstein's own website as current law.
Retaliatory Eviction ? CC ?1942.5
Certified mold notice delivered to Tran 05/30/2024. 3-Day Notice served 06/21/2024 ? within 180-day retaliatory presumption window. Tran's written admission: evicting because "he never raised the rent."
Pre-Tenancy Billing
Tran presented a repair invoice dated the month before Gasio moved in. Gasio paid $350 cooperatively. Establishes Tran's pattern of billing for pre-tenancy conditions ? corroborated in writing.
Silverstein Court Record ? Public Cases
Federal & State ? Verified DocketsCA Court of Appeal ? 4th District, Div. 3
Pollock v. Superior Court (Silverstein)
229 Cal.App.3d 26 ? 279 Cal.Rptr. 624 ? March 13, 1991
After being sanctioned by a Los Angeles court for failing to appear at a Mandatory Settlement Conference, Silverstein filed a new lawsuit against opposing counsel (Pollock & Keeher) claiming breach of contract and fraud. The Court of Appeal affirmed dismissal. The appellate court stated Silverstein's complaint "represents an intolerable attempt to end-run and abuse the judicial system and could lead to a geometric proliferation of litigation. There is no support in law or logic to condone the initiation of such viruses into the legal system." Silverstein's firm at that time: Silverstein & Huston.
Dismissed ? Court found "abuse of judicial system"
U.S. District Court ? C.D. California
Bea-Mone v. Silverstein Attorney at Law
Case No. 8:17-cv-00550-JLS-DFM ? Filed March 27, 2017
Vietnam veteran Ronale Bea-Mone, III filed a federal FDCPA complaint alleging Silverstein Eviction Law Offices sent a debt collection letter on October 20, 2016 that completely failed to include required consumer disclosures under 15 U.S.C. ?1692g(a). Assigned to Hon. Josephine L. Staton (District Judge) and Magistrate Judge Douglas F. McCormick. After a full jury trial, the jury rendered a Special Verdict finding against Silverstein.
Federal Jury Verdict ? $1,000.00 against Silverstein ? November 30, 2018 ? Signed Hon. Josephine L. Staton
U.S. District Court ? C.D. California
Lyles v. Steven D. Silverstein
Case No. 8:17-cv-00971 ? Judge Cormac J. Carney
Second federal FDCPA civil lawsuit filed against Silverstein in the same calendar year as Bea-Mone (2017). Two separate federal FDCPA complaints filed against his firm in a single year. Source: PlainSite public docket record, last updated July 28, 2025.
Federal Civil ? FDCPA ? Second Action Same Year
OC Superior Court ? Arbitration Confirmed
Ekstrom Family Partnership Arbitration
Judge William D. Claster ? Confirmed Nov. 2023 ? ? Verify: "Steven A. Silverstein"
A 15-day arbitration before Retired Judge Ronald S. Prager found that Silverstein breached professional duties as partnership counsel by: (1) failing to look out for all partners, (2) failing to obtain informed written consent to represent multiple clients with conflicting interests, and (3) failing to obtain informed written consent to enter a contingent fee business transaction with the partnership. Silverstein concurrently served as legal counsel, Foundation president, and chairman of the board. Defense represented by Mark W. Huston of Law Offices of Silverstein & Huston. Note: middle initial "A" vs. "D" ? confirm identity before asserting.
$8.7M+ Award ? Breach of Fiduciary Duty ? Conflicting Representation ? Release Found Illegally Obtained
His Own Published Statements ? Expert Admissions
Website ? Videos ? Trade Publication ? Daily Journal
On defective 3-Day Notices ? stevendsilverstein.com, Notice to Pay Rent or Quit page (captured April 5, 2026):
"The single most common reason I see landlords lose in court is a defective 3-day notice. One wrong number, one extra charge, one missed deadline, and the judge throws out your case."
"The single most common reason I see landlords lose in court is a defective 3-day notice. One wrong number, one extra charge, one missed deadline, and the judge throws out your case."
Source: stevendsilverstein.com/eviction-help/notice-to-pay-rent-or-quit ? Self-published, April 2026
On valid service methods ? Video: "Service of 3 Day Notice, as explained by Steven D. Silverstein, Eviction Lawyer" (Duration 1:56, @mrevictionlaw YouTube channel, 24K views, published ~2011):
"This is the form that has to be filled out after you serve the notice. You do not give this to the tenant ? it goes to the court. It explains to the court how you served the notice. It's under penalty of perjury and your signature goes on the bottom."
"This is the form that has to be filled out after you serve the notice. You do not give this to the tenant ? it goes to the court. It explains to the court how you served the notice. It's under penalty of perjury and your signature goes on the bottom."
Source: Auto-generated transcript, youtube.com/@mrevictionlaw ? Silverstein on camera, authenticated by face, name, and law library background
On notice defect as a triable defense ? Article: "Why Wait 3 Weeks for a Trial" published in Apartment Journal and Apartment News, authored by Steven D. Silverstein:
He identifies recognized defenses to a motion for summary judgment as including "a claim for breach of warranty of habitability or that the tenant wasn't served with the notice that is being sued upon."
He identifies recognized defenses to a motion for summary judgment as including "a claim for breach of warranty of habitability or that the tenant wasn't served with the notice that is being sued upon."
Source: Trade publication article, self-authored ? republished at stevendsilverstein.com
On his own aggressiveness ? stevendsilverstein.com/experience (captured April 5, 2026):
"I have been called overly aggressive in doing these evictions. I plead guilty and I will strive to kick your tenant out as fast as legally possible."
"I have been called overly aggressive in doing these evictions. I plead guilty and I will strive to kick your tenant out as fast as legally possible."
Source: stevendsilverstein.com/experience ? Self-published
On volume-based practice ? Los Angeles Daily Journal, Page 2, Monday December 31, 2012, "Kings of Eviction Do Brisk Business Kicking People Out," by Katie Lucia, Daily Journal Staff Writer. Article republished by Silverstein on his own website:
"You sort of thrive on the volume," Silverstein said. "My business doubled." The article describes attorneys in the eviction niche "likening cases to products on a conveyor belt."
"You sort of thrive on the volume," Silverstein said. "My business doubled." The article describes attorneys in the eviction niche "likening cases to products on a conveyor belt."
Source: Los Angeles Daily Journal, December 31, 2012 ? Republished by subject on stevendsilverstein.com/eviction-kings-orange-county
On the UD process and cure right ? Video: "Unlawful Detainer Process, Explained by Steven D. Silverstein, Eviction Lawyer ? Updated for 2025" (@mrevictionlaw, 32K views):
Published process confirms that after a notice expires and the UD is filed, a tenant in a non-payment case "have the right to pay and stay by paying all rent owed plus court costs before a judgment is entered. Once a judgment is entered, this right typically ends." ? stevendsilverstein.com/eviction-help/unlawful-detainer-process-california
Published process confirms that after a notice expires and the UD is filed, a tenant in a non-payment case "have the right to pay and stay by paying all rent owed plus court costs before a judgment is entered. Once a judgment is entered, this right typically ends." ? stevendsilverstein.com/eviction-help/unlawful-detainer-process-california
Source: stevendsilverstein.com and YouTube @mrevictionlaw
Documented Timeline
Chronological ? All Dates VerifiedApril 26, 2024
Lease Executed ? DocuSign #46CC8725
C.A.R. Form RLMM signed. Rent $5,350/month. Payment directed to Hanson Le / WF Acct #3312943297. Security deposit $5,000.
May 30, 2024
Mold Notice + Cashier's Check Delivered
Certified mold notice mailed to Tran. Cashier's check mailed via USPS certified (Tracking #9534914882764149935944). Signed for as "H.H." by Hanson Le at BHHS. Both events on the same date ? beginning of cure window.
June 21, 2024
3-Day Notice Served ? Silverstein Evictions
Notice demands $5,350 payable to Phat Tran / WF Acct #1005959166 at 19840 Beach Blvd. ? different account and payee from executed lease. CCP ?1162 defect documented. Within 180-day retaliatory presumption window.
June 28, 2024
Wire Transfer ? $5,350 ? Conf. OW00004652829145
Gasio wired $5,350 per notice instructions. Tran deposited. Tran claims mailed check back ~July 2. 4?5 day gap. Check never received by Gasio. Never cashed. Preserved sealed for forensic fingerprint analysis.
August 2024
Airbnb Conversion ? LY Construction Invoice #2412
Invoice for $7,837 in flooring at 19235 Brynn Ct, post-eviction. Salesperson: Dave Ly. Billed to Phat Tran. Documents immediate post-eviction Airbnb conversion. Tran's written admission confirms eviction was due to "never raising rent" ? not non-payment.
January 10, 2025
Rosiak Withdrawal ? 3 Days Before Trial
Trial set January 13, 2025. Withdrawal letter arrives January 10, 2025. Rosiak falsely stated reentry "not legally permitted." State Bar disciplinary proceeding open. Case did not conclude until April 2025.
April 17, 2025
T64 Notice of Intent to Exchange Checks ? DOJ CC'd
Formal notice to Tran, Silverstein clerk, and [email protected] documenting that the June 28 wire was never returned. Continued assertion of "no payment made" after this notice constitutes fraud on court under CCP ?128.7.
April 22, 2025
Sealed Check ? Paid Under Protest ? Forensic Exhibit
Cashier's check $5,338.48 payable to Phat K. Tran AND Steven D. Silverstein. Marked NON-NEGOTIABLE / PAID UNDER PROTEST. Both parties signed acknowledging no prior repayment. Remains sealed. UPS store receipt documents custody chain ($13.79).
August 14, 2025
OC Superior Court ? Authorized Review ? Tracking No. 2025-195
Letter signed Maria D. Hernandez, OC Superior Court. States: "I have authorized a review and preliminary investigation into the matters described in your letter. To the extent reasonably possible, you should receive a letter informing you of the outcome of that investigation within 90 days."
August 28, 2025
Multi-Agency Distribution ? "King of Evictions" Email
Email sent to FBI (SA Nguyen), HBPD (Randell), State Bar, DRE, DOJ, HUD OIG, OC DA, KTLA, OC Register, and Silverstein's own office. Subject: "You know better 'king of evictions' one of three only noticed. not going to hold up in review." Evidence package includes all videos, the 3-Day Notice defect, and the Wells Fargo wire history.
April 4?5, 2026
Active Law Enforcement Review ? gasiomirror.com
Hostinger access logs confirm systematic download of evidence by Comcast Business IPv6 address (2603:8000:7000:a763:c648:671d:f5a3:f751), Linux/Chrome 146, April 4, 2026 2:41?2:45 PM. Meta's crawler following shared PDF links confirms active social media distribution of case documents. CA State Bar investigator previously accessed portal from Irvine IP and downloaded all images before moving matter to enforcement.
Active Agency Distribution
13 Agencies Notified ? As of April 2026FBI ? SA H. Nguyen ([email protected])
FBI ? LA Field Office
OC DA ? Real Estate Fraud Unit
DOJ ? [email protected]
DOJ ? [email protected]
DOJ ? [email protected]
CA State Bar ? [email protected]
CA DRE ? [email protected]
CA DRE ? Complaint No. 1-24-0513-010
HBPD ? IA File AI 26-0003
HUD OIG ? [email protected]
FTC ? Report No. 194449713
IC3 ? Filed December 2025
OC Superior Court ? Tracking No. 2025-195
OC Grand Jury ? 8-Count Criminal Referral
KTLA ? [email protected]
OC Register ? [email protected]
| Agency | Filing Reference | Current Status |
|---|---|---|
| CA DRE | Complaint No. 1-24-0513-010 ? Investigator Tom Nguyen, (213) 576-6976 ? SSI Jerusha White notified of Nguyen's own DRE disciplinary history (Accusation H-40694 LA, July 2017) | Active Review |
| CA State Bar ? Rosiak | Formal disciplinary complaint ? 3-day pre-trial abandonment ? false statement re: reentry ? Jan 10/13, 2025 | Proceeding Open |
| HBPD Internal Affairs | File AI 26-0003 ? Disposition: "UNFOUNDED" February 18, 2026 ? Lt. Randell's 3 unkept commitments documented ? Demand letter sent to Chief Eric G. Parra | UNFOUNDED ? Challenged |
| OC DA Real Estate Fraud | Declined March 2026 on jurisdictional grounds ? did not dispute evidence on its merits ? Physical binders at 300 N. Flower St., Santa Ana ? retrieval required before mid-April 2026 | Declined Jurisdiction ? ? Retrieve Binders |
| OC Superior Court | Tracking No. 2025-195 ? Letter from Maria D. Hernandez ? August 14, 2025 ? Authorized review and preliminary investigation ? 90-day response window | Under Investigation |
Evidence Portal ? Public Access
gasiomirror.com
1,400+ indexed exhibits ? DA page: OCDA ? HBPD: HBPD &nb