NOTE ON FRAMING: The exhibits in this section document enterprise liability, predicate acts, and coordinated misconduct across multiple defendants. This page uses the "RICO" series designations assigned to the original evidence files. The facts speak for themselves and are presented without rhetorical framing — investigators and counsel should assess federal predicate applicability independently based on the documentary record.
Named Defendants — Consolidated Profiles
Primary Defendant — Landlord
Phat L.K. Tran
AKA "Dr. Phat Luu Ky Tran"
Concealed April 19 and May 30 payments from court. Demanded off-contract payments into personal account. Admitted rent was "never raised." Multiple variable-rate loans; financial distress at time of tenancy. Held property upside-down. Testified falsely in OC Superior Court.
Agent — BHHS Huntington Beach
Hanson Le
DRE License #01358448
DocuSign #46CC8725 routed payments to his personal Wells Fargo account. Signed "H.H." for USPS package at BHHS (Tracking #9534914882764149935944). Cannot cash a check not payable to him. Subsequently left BHHS. Invoked Fifth Amendment with HBPD. Thao Tran's public records show direct association.
Listing Agent / Family Member
Anna Ly
Confirmed Tran's daughter · AP Silk Arts Inc. · LY Construction
Transmitted Year-3 renewal via DocuSign. Linked via AP Silk Arts Inc. LY Construction fabricated post-eviction invoice — $0.88 used carpet billed at $7,837. Undisclosed familial relationship to owner creates conflict of interest and agency fraud predicate.
Eviction Attorney
Steven D. Silverstein
Defense Counsel — Unlawful Detainer
Final trial question: "Did you cash the check?" — designed to exploit unreturned security deposit. Signed written acknowledgment with Tran that no prior repayment had occurred (double-payment admission). Prosecuted defective UD based on void CCP §1162 notice. Opposed tenant in court with false payment narrative.
BHHS Designated Officer
Dennis Rosas
DRE Designated Officer — BHHS HB · DRE Accusation H-40694 LA
Supervising Designated Officer for BHHS Huntington Beach office. Corporate awareness of fraud established via certified notice. DRE conflict-of-interest concern per DRE Accusation H-40694 LA — flagged to DRE Investigator Tom Nguyen (Complaint No. 1-24-0513-010).
BHHS Manager
Angie Sandoval
Office Manager — BHHS Huntington Beach Edinger
Office manager at BHHS Huntington Beach Edinger office. Received certified notice of fraud. Corporate awareness established. Supervisory chain connects Hanson Le's misconduct through BHHS to corporate liability.
Prior Defense Counsel
Richard Rosiak
California State Bar — Formal Disciplinary Proceeding Open
Withdrawal letter arrived in Michael's mailbox Friday January 10, 2025 — three days before trial set for Monday January 13. Case did not conclude until April 2025. Rosiak claimed reentry "not legally permitted" — confirmed false under California procedure. State Bar formal disciplinary proceeding is open.
Associated Party
Thao Tran
Tran's daughter — Sand Dune Corridor
Public records show direct association with Hanson Le. Linked via Sand Dune Corridor address overlaps (RICO11a). Property and address registry establishes network geography. Financial motive analysis includes STR repositioning strategy involving family network.
Predicate Acts — Documented Conduct
| # | Predicate Act | Federal Statute | Key Evidence |
|---|---|---|---|
| 01 | Concealment of April 19 wire payment from court | 18 USC §1344 | Wells Fargo wire record; Tran court testimony |
| 02 | USPS mail fraud — May 30 cashier's check concealment | 18 USC §1341 | USPS #9534914882764149935944; "H.H." signature |
| 03 | Wire fraud — July eCheck retained, false return claim | 18 USC §1343 | Bank records; Silverstein/Tran written acknowledgment |
| 04 | Extortion — off-contract payment demand under housing threat | Cal. PC §518 | Tran phone call + written demands |
| 05 | Bank instrument fraud — security deposit check never returned | 18 USC §1344 | Sealed uncashed check; forensic print submission pending |
| 06 | Forged corporate seal on lease documents | Cal. PC §472 | Exhibit 1017 — unauthorized BHHS seal |
| 07 | Perjury — false testimony re: non-payment in court | Cal. PC §118 | Bank records contradicting testimony; Tran admissions |
| 08 | AB1482 rent control circumvention | Cal. Civil §1946.2 | Exhibits DA29, 1013, 1014, 1022 |
| 09 | Post-eviction invoice fraud via LY Construction | 18 USC §1341 | Exhibit 1087 — $0.88 carpet billed at $7,837 |
| 10 | Acceptance of dishwasher value while asserting non-payment | Cal. Civil §1942 | Hanson Le "we got a dishwasher" text; pre-tenancy bill |
| 11 | DocuSign routing to personal account via unauthorized channel | 18 USC §1343 | DocuSign #46CC8725; Wells Fargo personal account |
| 12 | Retaliatory eviction following mold complaint | Cal. Civil §1942.5 | T12a "move out by noon" threat; timing of UD filing |
RICO Evidence Series
RICO2
Wire Fraud Evidence — April 19 Payment
Anchor evidence tying AB1482 violations to federal wire-fraud predicates.
RICO4
April 2024 Lease Negotiation Chain
Alternate property communications establish coordinated concealment.
RICO5
Tenant Payment Communications
Direct agent acknowledgment of payments prior to unlawful detainer filing.
RICO10
Courtroom Record & Motion
Denial of defense tools tied to asset concealment and fraud on the court.
RICO11a
Sand Dune Corridor Linkage
Identifies Thao Tran and overlapping addresses establishing relational network.
RICO20
Court Admission — Tran Contradictions
False statements and perjury in OC Superior Court — documented contradictions.
RICO21
Full Property & Address Registry
Comprehensive mapping of property ownership and asset transfers for Phat Tran.
RICO22
Written Confession & DRE Correlation
Direct admissions aligned with DRE violations and predicate acts.
RICO42ab
False Identity & Wire-Fraud Sequence
Dual messaging used to delay, confuse, and misrepresent Hanson Le's agency authority.
RICO43abc
Private Bank Routing & Collusion
Evidence of rent diversion and use of unauthorized private accounts.
RICO46ab
Wire Fraud & Collusion Timeline
Chronological mapping of concealment, delays, and fraud patterns.
RICO49abcd
June 25 Communications Chain
Unauthorized seal use, false title presentation, fraudulent BHHS affiliation.
RICO101
Berkshire Hathaway / Hanson Le Chain
Connects corporate hierarchy, agent misconduct, and predicate acts across BHHS.