Defendant
Dr. Phat L.K. Tran — Owner
Defendant
Hanson Le — DRE #01358448
Defendant / Counsel
Steven D. Silverstein — Eviction Atty
Defendant
BHHS / Springdale Marina Inc.
Defendant
Anna Ly/Tran — Sun Realty
Enforcement
Agency Correspondence
Investigator Note: All emails listed below are available as PDF exhibits in the portal's
/emails/ directory. Subject lines marked with ★ are prosecution-anchor communications containing admissions, evidence of knowledge, or direct fraud acts. Use column headers to sort by defendant, date, or charge category.
To request access to the full document collection 425+ emails and exhibits, email gasio77@yahoo.com.Dr. Phat L.K. Tran — Property Owner
Garden Grove, CA | Licensed Dentist| Exhibit ID | Date | Direction | Subject / Description | Key Evidentiary Fact | Charge Tags | File |
|---|---|---|---|---|---|---|
| otc-T01 | Pre-tenancy 2021 |
Tran → Gasio | ★ Lease Agreement — DocuSign #46CC8725 Tran / Gasio / Hanson Le (agent) |
Executed lease documenting agreed rent, terms, agent's role. Hanson Le as signing agent creates agency liability for BHHS. DocuSign envelope establishes all parties had contemporaneous written notice of terms. | PDF ↗ | |
| otc-T02 | Pre-tenancy | Tran → Gasio | ★ Dishwasher Repair Bill — Pre-Move-In Date Tran → Gasio |
Invoice for dishwasher repair dated the month before Gasio moved in, presented to Gasio as his liability. Gasio tendered the difference and paid $350 cooperatively. Establishes Tran's pattern of fabricated pre-tenancy billing and bad-faith landlord conduct. | PDF ↗ | |
| otc-T03 | Early 2024 | Tran → Gasio | ★ Tran Written Admission — "Never Raised Rent" Tran → Gasio |
Tran states in writing he is evicting Gasio after three years because "he never raised the rent." Simultaneously raised rent ~54% for Airbnb conversion. Self-proving retaliatory eviction under Cal. Civil Code §1942.5 (180-day presumption). Written admission by defendant. | PDF ↗ | |
| otc-T04 | May 2024 | Text — Tran → Gasio | ★ Tran Text: "I did not know you did pay your rent to the Hanson account" Tran ↔ Gasio (SMS) |
Exact quote: "Hi Michael sorry I did not know you did pay your rent to the Hanson account, I just texted him to find out." Proves Tran acknowledged payment was made to Hanson's account. Undercuts "non-payment" basis for 3-Day Notice. Corroborates concealment by Hanson. | PDF ↗ | |
| otc-T05 | May 2024 | Text — Tran → Gasio | Tran ARM Disclosure — "Rate increase crazy lately, I have to wait for the rate to go down" Tran → Gasio (SMS) |
Tran discloses he holds multiple adjustable-rate mortgages and is financially distressed. Context for why he required rent on the 20th (non-standard), could not return security deposit, and needed the Airbnb conversion income. Establishes financial motive. | PDF ↗ | |
| otc-T06 | Jun 28, 2024 | Bank → Gasio | ★ Wells Fargo Wire Confirmation — $5,350 / Conf. OW00004652829145 Wells Fargo → Gasio |
Wire confirmation: $5,350 transferred to "Landlord" (Tran's account per 3-Day Notice instructions), June 28, 2024. Tran deposited the check on the 28th, then claims to have mailed it back around the 2nd — a 4–5 day gap holding Gasio's funds. Gasio never received or cashed it. The original sealed uncashed check is preserved for forensic fingerprint analysis. | PDF ↗ | |
| otc-T07 | Jun 2024 | Gasio → Tran | ★ Mold Notice — Certified Mail to Dr. Tran D.D.S., 14411 Brookhurst St Ste B Gasio → Tran (USPS Certified) |
Formal notice of severe black mold (kitchen wall, 60+ sq ft), condition known 700+ days. Sent certified mail May 30, 2024. Documents habitability failure and Tran's constructive notice. Relevant to security deposit wrongful retention and habitability counterclaim. | PDF ↗ | |
| otc-T08 | Aug 2024 | Invoice | ★ LY Construction Invoice #2412 — Post-Eviction Airbnb Prep Dave Ly / Tran — $7,837 flooring, 19235 Brynn Ct |
Invoice dated August 14, 2024 — after eviction — for $7,837 in flooring work at subject property. Salesperson: Dave Ly. Billed to Phat Tran. Documents Airbnb conversion immediately post-eviction. Pattern evidence of retaliatory conversion; potential fabricated invoice (relationship between Ly and Tran subject to investigation). | PDF ↗ | |
| otc-T09 | Apr 17, 2025 | Gasio → Tran / Silverstein / DOJ | ★ T64 Notice of Intent to Exchange Checks Gasio → Tran, Silverstein clerk, criminal.fraud@usdoj.gov |
Formal notice that June 28, 2024 Wells Fargo wire deposit was never returned. Gasio's April 17, 2025 instrument exchange demand — with DOJ CC — proves opposing party's continued assertion "no payment made" is fraud on court under CCP §128.7, and potential mail fraud / bank instrument concealment under 18 USC §§1341–1344. Cross-references T35, T36, April 2025 Timeline. | PDF ↗ | |
| otc-T10 | Apr 22, 2025 | Physical Exhibit | ★ Sealed Cashier's Check — $5,338.48 — Payable to Tran AND Silverstein Bank of America / UPS Store Receipt $13.79 |
Check marked NON-NEGOTIABLE, DUPLICATE JUL 24 RENT / PAID UNDER PROTEST. Payable to both Phat K. Tran AND Steven D. Silverstein. Remains sealed, uncashed, preserved for forensic fingerprint analysis. Silverstein's final trial question was "did you cash the check?" — Gasio confirmed it remains sealed. Requires both Silverstein and Tran to sign acknowledging no prior repayment had occurred. UPS store receipt documents custody chain. | PDF ↗ |
Hanson Le — DRE License #01358448
Former BHHS / Consensys Property Management| Exhibit ID | Date | Direction | Subject / Description | Key Evidentiary Fact | Charge Tags | File |
|---|---|---|---|---|---|---|
| otc-H01 | May 30, 2024 | USPS Receipt | ★ USPS Certified Mail Delivery — Signed "H.H." by Hanson Le at BHHS USPS Tracking #9534914882764149935944 |
Cashier's check delivered via USPS certified mail. Signed for as "H.H." by Hanson Le at BHHS office on May 30, 2024 — during the 3-day notice cure window. Hanson cannot cash a check not payable to him. His signature proves he had physical possession of the cure instrument and concealed it. Subsequently invoked Fifth Amendment with HBPD. | PDF ↗ | |
| otc-H02 | May–Jun 2024 | Text — Tran → Hanson | ★ Tran Texts Hanson During Cure Window Tran → Hanson Le (SMS) |
Tran texted Hanson Le during the 3-day notice cure period — proving Hanson knew the check was tendered and available. Hanson's failure to deliver the check to Tran or inform Gasio of any problem during the cure window constitutes active concealment. Both parties had contemporaneous knowledge. | PDF ↗ | |
| otc-H03 | Pre-Jun 2024 | Hanson → Gasio | ★ "Sincere Thank You" — Hanson BHHS Letterhead Admissions Hanson Le → Gasio (BHHS letterhead) |
Email on BHHS letterhead from Hanson Le to Gasio containing admissions regarding payment handling, communications with Tran, and awareness of the account situation. Key admission document establishing agency and knowledge. Produced to HBPD distribution chain. | PDF ↗ | |
| otc-H04 | Post-Jun 2024 | Event Record | Hanson Le Resignation / Fifth Amendment Invocation Hanson Le / HBPD |
After signing for the USPS package at BHHS and subsequent communications, Hanson quit BHHS and later invoked the Fifth Amendment when questioned by HBPD. Fifth Amendment invocation in a civil/investigation context is admissible as evidence of consciousness of guilt. No other BHHS agent has claimed the signature. | PDF ↗ |
Steven D. Silverstein — Silverstein Evictions
Opposing Eviction Counsel| Exhibit ID | Date | Direction | Subject / Description | Key Evidentiary Fact | Charge Tags | File |
|---|---|---|---|---|---|---|
| otc-S01 | Jun 21, 2024 | Tran/Silverstein → Gasio | ★ 3-Day Notice to Pay Rent or Quit — CCP §1162 Defect Signed Phat L.K. Tran — Payment to WF Acct #1005959166 |
3-Day Notice dated June 21, 2024, $5,350 June 1–30. Directs payment to Wells Fargo account #1005959166, 19840 Beach Blvd HB. Notice is procedurally defective under CCP §1162 — defect documented in separate thread. Retaliatory eviction notation under Cal. Civil Code §1942.5 (180-day presumption from mold notice). | PDF ↗ | |
| otc-S02 | Jan 10, 2025 | Rosiak → Gasio | ★ Rosiak Withdrawal Letter — 3 Days Before Trial Richard Rosiak → Michael Gasio |
Withdrawal letter arrived in Gasio's mailbox Friday, January 10, 2025 — three days before trial set for Monday, January 13, 2025. Rosiak falsely claimed reentry "not legally permitted" — confirmed false under California procedure. Case did not conclude until April 2025. California State Bar formal disciplinary proceeding is open. Three-day pre-trial abandonment is core State Bar complaint basis. | PDF ↗ | |
| otc-S03 | Apr 2025 | Gasio → Silverstein | ★ 7-Section Demand Letter with 37 Interrogatories Gasio → Silverstein Evictions (hard mail + distribution) |
Seven-section formal demand letter with 37 numbered interrogatories across 11 subsections. Simultaneous hard-mail distribution to: OC Grand Jury, DA, DRE, State Bar, FBI LA (SA H. Nguyen), HUD, FTC, IC3, CA DOI, and all named defendants. Documents courthouse extortion theory (Silverstein's final trial question re: sealed check), payment fraud map, and unresolved items. | PDF ↗ |
BHHS / Springdale Marina Inc. — DRE License #01208606
Dennis Allen Rosas & Angie Sandoval — Managers| Exhibit ID | Date | Direction | Subject / Description | Key Evidentiary Fact | Charge Tags | File |
|---|---|---|---|---|---|---|
| otc-B01 | Mar 1, 2025 | Gasio → BHHS | BHHS RICO Charges Email Gasio → BHHS management / distribution |
Formal written notice to BHHS / Springdale Marina Inc. of fraud and conspiracy predicates involving Hanson Le (their licensed agent) and the check concealment scheme. Documents BHHS as principal responsible for agent's acts under respondeat superior. Part of HBPD and multi-agency distribution chain. | PDF ↗ | |
| otc-B02 | 2024 | DRE → Gasio | DRE Complaint Acknowledgment — File No. 1-24-0513-010 Kathy Bolivar, LA Enforcement Office → Yulia Gasio |
DRE Complaint No. 1-24-0513-010 re Anna Ly, assigned to Investigator Tom Nguyen, (213) 576-6976. Signed Kathy Bolivar, LA Enforcement Office, 2024. Investigator Nguyen's own DRE disciplinary history (Accusation H-40694 LA, July 2017) documented and addressed in formal demand to Supervising Special Investigator Jerusha White. | PDF ↗ |
Anna Ly / Tran — Sun Realty
Tran's Daughter — AP Silk Arts Inc. Corporate Link| Exhibit ID | Date | Direction | Subject / Description | Key Evidentiary Fact | Charge Tags | File |
|---|---|---|---|---|---|---|
| otc-A01 | 2024 | Public Record | ★ AP Silk Arts Inc. — Tran / Anna Ly Corporate Link Public Records — Corporate Filing |
Public records confirm Anna Ly/Tran and Phat Tran share a corporate connection through AP Silk Arts Inc. Anna is Tran's daughter; her real estate license through Sun Realty, combined with Tran's DRE-regulated property dealings, creates an undisclosed family interest in the transaction chain. DRE complaint No. 1-24-0513-010 names Anna Ly. | PDF ↗ |
Agency Correspondence & Enforcement Letters
Multi-Agency Distribution — 13 Agencies| Exhibit ID | Date | Agency / Direction | Subject / Description | Key Evidentiary Fact | Status | File |
|---|---|---|---|---|---|---|
| otc-AG01 | Dec 2025 | Gasio → FBI LA | FBI Referral Letter — SA H. Nguyen hnguyen2@fbi.gov — LA Field Office |
Federal referral package to Special Agent H. Nguyen documenting 18 USC §§1341, 1343, 1344, 1349, 1951, 1962(c), 1028A predicates. Facts-only format, no RICO framing. Evidence portal access provided. | PDF ↗ | |
| otc-AG02 | Dec 2025 | Gasio → IC3 | IC3 Internet Crime Complaint — Dec 2025 IC3 Filing |
Internet Crime Complaint Center filing, December 2025. Documents wire fraud, mail fraud, and bank instrument concealment predicates with digital evidence chain. | PDF ↗ | |
| otc-AG03 | 2025 | Gasio → FTC | FTC Report No. 194449713 Federal Trade Commission |
FTC complaint No. 194449713. Documents deceptive practices in residential lease and property management context. | PDF ↗ | |
| otc-AG04 | Mar 2026 | OC DA → Gasio | OC DA Real Estate Fraud Unit — Jurisdictional Declination OC DA Real Estate Fraud Unit |
OC DA declined on jurisdictional grounds in March 2026. Did not dispute evidence on the merits. Physical evidence binders at OC DA's office (300 N. Flower St., Santa Ana) must be retrieved before mid-April 2026. Declination letter does not preclude grand jury referral or federal prosecution. | PDF ↗ | |
| otc-AG05 | Feb 18, 2026 | HBPD → Gasio | HBPD IA File AI 26-0003 — "UNFOUNDED" Disposition Lt. Randell — HBPD Internal Affairs |
HBPD Internal Affairs File AI 26-0003, disposition "UNFOUNDED," February 18, 2026. Lt. Randell's three unkept commitments documented. Demand letter sent to Chief Eric G. Parra. UNFOUNDED disposition does not affect criminal referral to DA or federal agencies. | PDF ↗ | |
| otc-AG06 | 2024–2025 | Gasio → State Bar | California State Bar — Rosiak Disciplinary Proceeding State Bar / Rosiak |
Formal disciplinary proceeding open against Richard Rosiak for three-day pre-trial abandonment (withdrawal letter Jan 10, 2025; trial Jan 13, 2025), and false statement that reentry "not legally permitted" under California procedure. | PDF ↗ | |
| otc-AG07 | 2024 | Gasio → DRE | DRE Complaint — Demand to Jerusha White Re: Investigator Nguyen DRE Supervising Special Investigator Jerusha White |
Formal demand letter to DRE SSI Jerusha White documenting Investigator Tom Nguyen's own DRE disciplinary history (Accusation H-40694 LA, July 2017) and requesting reassignment and unbiased investigation of Complaint No. 1-24-0513-010. | PDF ↗ | |
| otc-AG08 | Apr 2025 | Gasio → OC Grand Jury | ★ Grand Jury Criminal Referral — 8 Proposed Counts Orange County Grand Jury |
Eight-count criminal referral package to OC Grand Jury, April 2025. Counts include: check concealment fraud, bank instrument concealment, false statement to court (CCP §128.7), retaliatory eviction, fabricated billing, security deposit fraud, agent misconduct, and conspiracy. Submitted simultaneously with Silverstein demand letter. | PDF ↗ | |
| otc-AG09 | May 9, 2024 | Gasio → Tran / Hanson / Elkins | ★ Final Attempt to Negotiate Settlement — Cardiac Event Documented Gasio → Phat Tran, Hanson Le, Andrew Elkins, Yulia |
Settlement attempt email documenting Gasio's cardiac event (treadmill stress test, heart monitor, 24/7 Audiology monitor), describes the full scheme in narrative form. Demands written notice of rent increase date before 1/1/24. ADA-stress addendum embedded in subsequent agency distribution. Documents physical harm caused by defendants' conduct. | PDF ↗ |
Multi-Party Distribution Chains & Pattern Evidence
HBPD Distribution / Yahoo 55-Email Thread / Payment Timeline| Exhibit ID | Date | Direction | Subject / Description | Key Evidentiary Fact | Charge Tags | File |
|---|---|---|---|---|---|---|
| otc-M01 | 2024–2025 | Multi-party | ★ Yahoo Mail "HBPD" Tag — 55 Emails, Full Distribution Chain Gasio → Shawn Randell, DOJ, FBI LA, + 10 others |
Yahoo Mail search results showing 55 emails tagged "hbpd" — full distribution chain including Lt. Shawn Randell (HBPD), DOJ, FBI LA, and 10 additional recipients. Demonstrates scope and consistency of law enforcement notification campaign. Key emails visible: formal summary to HBPD; "Sincere Thank You" to Hanson with admissions; BHHS RICO notice March 1; payment failure notice April 16. | PDF ↗ | |
| otc-M02 | 2024 | Timeline Graphic | ★ Payment Timeline — "April Pays May, May Pays June, June (2x) Pays July" Documentary evidence of payment pattern |
Payment timeline graphic demonstrating: April pays May, May pays June, June (2x) pays July. Visually disproves non-payment claim. Corroborates wire confirmation, cashier's check, and Tran's own text admission that Gasio "did pay your rent to the Hanson account." Key visual for investigator briefings. | PDF ↗ | |
| otc-M03 | Apr 16, 2025 | Gasio → Distribution | Payment Failure Notice — April 16, 2025 Gasio → Full Agency Distribution |
Formal notice of continued payment failure / non-return of wire funds, April 16, 2025. Part of the multi-agency distribution chain. Documents ongoing concealment and establishes continuing violation for statute of limitations purposes. | PDF ↗ | |
| otc-M04 | 2026 | Portal Analytics | gasiomirror.com Access Logs — April 2026 Law Enforcement Review Hostinger Logs / Google Analytics G-6EY6E0EP5Y |
Hostinger access log analysis (April 3–4, 2026): systematic download session from Comcast Business IPv6 address (2603:8000:7000:a763:c648:671d:f5a3:f751), Linux/Chrome 146, 2:41–2:45 PM. Meta crawler following shared PDF links (active social media distribution). Google, Bing, OpenAI SearchBot, Applebot actively indexing. CA State Bar investigator accessed from Irvine IP and downloaded all images before moving matter to enforcement. 1,400–5,000+ indexed exhibits. | PDF ↗ |
Evidence Portal — Public Access
gasiomirror.com
1,400+ indexed exhibits | DA page password: OCDA | HBPD: HBPD | Secure Drive: 5,000+ files