Exhibit T23 – Email Log – Long-Term Communication with Anna Ly (Proof of Continuing Representation)

This screenshot displays an excerpt from the tenants’ email inbox, confirming ongoing, multi-month correspondence between Michael and Yulia Gasio and real estate agent Anna Ly. The threads cover core matters such as lease payment disputes, electrical safety issues, and the 2024 DocuSign lease extension.

The continuity of contact—shown through consistent subject lines and cross-copied recipients (Phat Tran and Andrew Elkins)—proves that Anna Ly continued to act in a representative capacity well into 2023, despite later denying her involvement in managing the lease. The documented activity shows she handled property, payment, and safety issues, all while serving as intermediary for her father and landlord, Phat Tran.

Key Findings

• Direct evidence of continuous communication between tenants and Anna Ly.
• Topics confirm active involvement in lease terms, renewal, and property maintenance.
• Contradicts Anna Ly’s later statements that she “no longer worked for Phat Tran.”

Legal Implications

• Business & Professions Code §10176(a),(g): Misrepresentation and dishonest dealing by a licensed real estate agent.
• Civil Code §2332: Principal (Phat Tran) is charged with knowledge of the acts and communications of his agent.
• Government Code §6201: False statements made to a public officer or agency.

This exhibit demonstrates that Anna Ly maintained continuous communication and control over lease-related matters through March 2023, directly refuting her subsequent denials and proving a sustained pattern of misrepresentation and concealment by both agent and landlord.