Filed 8/26/13 Housing Authority of the City of Glendale v. Mithaiwala CA2/5

NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS

California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for 

publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication 

or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION FIVE

HOUSING AUTHORITY OF THE CITY 

OF GLENDALE et al.,

Plaintiffs and Respondents,

v.

TINA MITHAIWALA et al.,

Defendants and Appellants.

 B234687

 (Los Angeles County

 Super. Ct. No. BC460044 

 and BC460066)

APPEAL from an order of the Superior Court of the County of Los Angeles, Ann 

I. Jones, Judge. Affirmed.

Law Offices of David J. Altman, David J. Altman for Defendants and Appellants 

Jannki Mithaiwala, Advanced Development & Investment, Inc., Pacific Housing 

Diversified, Inc., California City Lights, LLC, and Sadi, LLC.

Law Offices of Michelle J. Correll, Michelle J. Correll for Defendant and 

Appellant Salim Karimi.

Baker Marquart, Mark Lee Smith for Defendant and Appellant Ajit Mithaiwala.

Burke, Williams & Sorensen, Charles E. Slyngstad for Plaintiffs and Respondents 

City of Glendale and Housing Authority of the City of Glendale.
2

Carmen A. Trutanich and Mike Feuer, City Attorneys, Brian I. Cheng, Deputy 

City Attorney for Plaintiff and Respondent City of Los Angeles.

Levy, Small & Lallas, Leo D. Plotkin, Mark D. Hurwitz for Plaintiffs and 

Respondents Glendale City Lights, Metropolitan City Lights and Vassar City Lights.

INTRODUCTION

Defendants and appellants1(defendants) appeal from the trial court‟s order 

appointing a receiver in two related cases brought by plaintiffs and respondents City of 

Los Angeles (Los Angeles) and City of Glendale and its Housing Authority (Glendale).2 

According to defendants, there was no admissible evidence to support the order 

appointing the receiver; the receiver appointed by the trial court was not qualified to 

serve in that capacity due to conflicts of interest; and the order appointing the receiver 

was overbroad because it authorized the dissolution of their assets without a trial and 

included individual assets not subject to the receivership.

We hold that because substantial evidence supported the trial court‟s order 

appointing a receiver, the trial court did not abuse its discretion in entering that order; the 

trial court did not abuse its discretion by appointing as receiver in the Cities‟ actions the 

same receiver who had previously acted as receiver in the marital dissolution action 

between Karimi and Jannki; and the trial court did not abuse its discretion by authorizing 

the receiver to marshall and liquidate receivership assets or by including the assets of the 

individual defendants in the receivership estate. We therefore affirm the order appointing 

the receiver in its entirety.

 

1

The defendants and appellants are Jannki Mithaiwala (Jannki), her husband Salim 

Karimi (Karimi), her father Ajit Mithaiwala (Ajit), Advanced Development & 

Investment, Inc. (Advanced Development), Pacific Housing Diversified, Inc. (Pacific 

Housing), California City Lights, LLC, and Sadi, LLC. Karimi and Ajit appealed only 

from the order entered in the action brought by Los Angeles.

2

Los Angeles and Glendale are sometimes collectively referred to as the Cities.
3

FACTUAL AND PROCEDURAL BACKGROUND

A. Low Income Housing Projects

At the time Karimi filed the dissolution action discussed below, he and his wife 

Jannki were shareholders in Advanced Development and Pacific Housing. Advanced 

Development was a low income housing developer and the administrative general partner 

of 57 limited partnerships that owned and operated 55 low income housing projects in 

California. Pacific Housing was the general building contractor for these housing 

projects. 

B. Dissolution Action and Original Receivership

In January 2010, Karimi filed a marital dissolution action entitled In re the 

Marriage of Salim Karimi and Jannki Mithaiwala, Los Angeles County Superior Court 

Case No. BD578503 (dissolution action). In February 2010, at the request of Karimi and 

without objection from Jannki, the trial court in the dissolution action appointed David 

Pasternak as receiver “to take immediate and sole possession, custody, and control of the 

parties‟ shares of stock in [Advanced Development and Pacific Housing (receivership 

corporations)], and to maintain and conserve the Property pending further order of this 

Court.” According to an interim report filed by the receiver in the dissolution action, 

shortly after he was appointed, the receiver appointed himself as a director of the two 

receivership corporations. The other directors were Karimi and Jannki‟s father, Ajit. In 

March 2010, the receiver was advised that Karimi and Jannki were being audited by the 

IRS for failure to report income and also learned that the two receivership corporations 

might also have significant tax liabilities. At the receiver‟s suggestion, the board retained 

the law firm of Buchalter Nemer (Buchalter) to investigate and advise the board about 

those tax matters, and Buchalter, in turn, retained the accounting firm of Crowe Horwath 

to assist in its investigation. 
4

In or around April 2010, Karimi and Jannki each accused the other of wrongfully 

transferring millions of dollars from the receivership corporations prior to the receiver‟s 

appointment. In August 2010, the receiver terminated the receivership corporations‟ 

chief financial officer and hired an independent accountant and business manager to serve 

as the on-site controller for the corporations. Shortly thereafter, the receiver retained 

counsel to advise the receiver about certain criminal law issues that had arisen in 

connection with the business affairs of the two receivership corporations. 

In September 2010, the receiver, through his hired professionals, presented to the 

court in the dissolution action a power point preliminary report summarizing the results 

of his investigation. In the report, the receiver advised the court of certain “indicia of 

fraud” that he had discovered. According to the report, the receiver had discovered 

fraudulent invoices and draw requests, examples of which were attached; a lack of 

documentations and internal controls; company funds being treated as personal assets, 

including unpaid personal loans to Karimi and Jannki from the receivership corporations 

totaling at least $36 million and at least $25 million of the receivership corporations‟ 

assets being transferred to India; and interference with his investigation. The report also 

outlined possible criminal activities, including fraud on lenders and municipalities, failure 

to report income, and falsification of books and records to conceal fraud. The report 

recommended, inter alia, that the court in the dissolution action execute a proposed order 

expanding the receiver‟s authority. 

During the hearing on the report, the receiver informed the court in the dissolution 

action that he had terminated Ajit as acting president of Advanced Development and had 

removed Jannki and Karimi from the board of directors, making the receiver the sole 

director. At the conclusion of the hearing, the court in the dissolution action authorized 

the receiver “to contact any law enforcement and/or prosecution agencies” concerning the 

possible criminal activities detailed in the receiver‟s report. The court also granted the 

proposed supplemental receivership order that expanded the receivership to include “[a]ll 

property and assets held by, for the benefit of, or improperly transferred from [Advanced 

Development and Pacific Housing] . . . .” In addition, the supplemental order extended 
5

the receivership to include “[a]ll property and assets held by, for the benefit of [Karim 

and Jannki], including, but not limited to all stock [held in certain Indian corporations].” 

The receiver was empowered to “operate and manage the Receivership Property and 

Receivership Entities” and to “employ agents, employees, clerks, accountants, and 

property managers to administer the receivership estate, purchase materials, supplies and 

services, . . . do all things and incur the risks and obligations ordinarily incurred by 

owners, managers and operators of similar businesses and enterprises . . . .” 

In late September 2010, Buchalter terminated its representation of Advanced 

Development and was retained to act as the receiver‟s attorneys. During October 2010, 

“[t]he Receiver and his counsel continued communicating with the Los Angeles County 

District Attorney‟s Office and the United States Attorney‟s Office pursuant to [the 

dissolution court‟s] direction.” Also during that time period, the receiver retained a 

company to inspect the 55 low income properties of which Advanced Development was 

the administrative general partner. That inspection company found “extensive deferred 

maintenance at the vast majority of those properties, as well as some health and safety 

concerns.” According to the receiver, “all dangerous conditions [were] being promptly 

addressed, . . . [and] the Receiver continued to formulate a plan to address the extensive 

deferred maintenance at the properties.” The receiver also scheduled a trip to India in 

November with two of his forensic accountants “to pursue the recovery of the estimated 

$25-$30 million of the Companies‟ funds that had been transferred through the 

shareholders and others to India Companies and otherwise to India, and perhaps 

elsewhere.” In addition, the receiver continued to pay for the living expenses and 

attorney fees of Karimi and Jannki. 

In November 2010, the receiver traveled to India with his two forensic accountants 

to pursue recovery of the funds transferred there by Karimi and Jannki. In December 

2010, the receiver reported that he and his accountants were continuing to reconstruct the 

receivership corporations‟ financial records “because of [those corporations‟] gross 

failure to previously maintain any semblance of adequate financial books and records 

with regard to the operation of the [corporations] or the many limited partnerships and 
6

LLCs which [Advanced Development] formed and administered.” As of the end of 

January 2011, the receiver reported that the receivership estate held $47,847,555.98. 

In March 2011, Karimi and Jannki entered into an “Assignment Agreement” 

pursuant to which they agreed, inter alia, to a division of their respective interests in 

Advanced Development and Pacific Housing and to dismiss the marital dissolution 

action. On March 8, 2011, the court in the dissolution action held a hearing to consider 

Karimi‟s and Jannki‟s joint request to dismiss that action. Although Karimi and Jannki 

requested both the dismissal of the dissolution proceeding and the termination of the 

receivership, the court in the dissolution action continued the matter until April 26, 2011, 

to consider further the effect of the dismissal on the receivership and to allow interested 

parties to file separate lawsuits to preserve their interest in the receivership estate‟s assets. 

C. The Cities’ Respective Actions

On April 21, 2011, Glendale filed a complaint against Karimi, Ajit, Advanced 

Development, Pacific Housing, Jannki, and others.3 The complaint alleged causes of 

action for violation of the False Claims Act (Gov. Code, § 12650 et seq.); appointment of 

a receiver; intentional and constructive fraud; unjust enrichment; civil conspiracy to 

defraud; violation of RICO; unfair business practices (Bus. & Prof. Code, § 17200 et 

seq.); breach of the implied covenant of good faith and fair dealing; constructive trust; 

violation of the False Claims Act (Gov. Code, § 12652, subd. (a)(8)); an accounting; 

negligence; and accounting malpractice. The allegations were based on, inter alia, 

information discovered by the receiver that suggested the defendants had defrauded 

Glendale in connection with $34 million it had provided in loans for the development of 

four low income housing projects in Glendale. According to the complaint, “many of the 

draw requests submitted by [Pacific Housing] to [Glendale] for the Glendale Housing 

Developments, as well as to other cities for other recent housing projects, were 

significantly overstated and inaccurate, resulting in payments being made to [Pacific 

 

3 Among the other defendants named in the complaint were defendants and 

respondents Vassar City Lights, Metropolitan City Lights, and Glendale City Lights. 
7

Housing] by the construction lenders in amounts substantially higher than the costs 

actually incurred. Upon further investigation, the Receiver and his authorized 

representatives confirmed, among other things, that, in a number of specific instances, 

subcontractor invoices, contracts and lien releases, as presented to third parties, did not 

match original documents, and that copies of documents submitted as backup to draw 

requests did not match the corresponding documents in the Companies‟ records. Further 

investigation confirmed that these fraudulent activities were not isolated in scope and 

were not limited to any one project or Partnership, but, to the contrary, were consistent 

with a pervasive pattern of conduct by [Advanced Development] and [Pacific Housing] 

and the other Defendants in the conduct of the affordable housing developments, 

including the Glendale Housing Developments.” 

On the same day Glendale filed its complaint, Los Angeles filed its own complaint 

against, inter alia, Advanced Development, Ajit Development & Investment, Inc., Pacific 

Housing, Karimi, Jannki, and Ajit. That complaint asserted causes of action for violation 

of the False Claims Act (Gov. Code, § 12650 et seq.); violation of the Unfair Competition 

Law (Bus. & Prof. Code, § 17200 et seq.); fraud, constructive fraud; deceit; violation of

RICO; conspiracy; negligence; breach of contract; breach of the implied covenant of 

good faith and fair dealing; injunctive relief and accounting; and constructive trust. The 

allegations in the Los Angeles complaint were also based on certain information

discovered by the receiver that suggested that the named defendants had defrauded Los 

Angeles in connection with loans it had provided for the development of 15 low income 

housing projects in Los Angeles. According to the Los Angeles complaint, the named

defendants “engaged in an ongoing scheme and collusion of defrauding . . . Los 

Angeles . . . during, but not limited to, their pre-development, pre-construction and 

construction of affordable housing projects in [Los Angeles] using funds and loans from 

the [Los Angeles] Affordable Housing Trust Fund which included state and federal 

funds.” 
8

D. Los Angeles’s Ex Parte Application for Transfer of Receivership

On April 29, 2011, Los Angeles filed an ex parte application for transfer of 

receivership, receiver, and all related property from the dissolution action to the action 

filed by Los Angeles. In support of its application, Los Angeles submitted the 

declaration of Deputy City Attorney Timothy Chung describing how certain of the low 

income housing projects were funded. Los Angeles also submitted the declaration of 

Deputy City Attorney Deborah Breithaupt describing the 15 low income housing projects 

developed by Advanced Development and Pacific Housing in Los Angeles, which 

developments were funded, in part, by Los Angeles. Ms. Breithaupt explained specific 

examples of falsified invoices submitted to Los Angeles during the course of the 

development of certain of the low income housing projects in Los Angeles. She also 

attached what she said were true and correct copies of certain documentary exhibits, 

including a copy of the power point preliminary report filed by the receiver in the 

dissolution action as described above. 

The self-described “independent board of directors” of Advanced Development 

filed an opposition to the ex parte application. According to the independent board, there 

was no legal authority permitting the transfer of a receivership from one case to another; 

the facts presented did not support appointment of a receiver; and, even if a receiver was 

appropriate, the receiver in the dissolution action could not act as the receiver in the 

Cities‟ actions because of conflicts of interest and other misconduct committed while the 

receiver was acting in that capacity in the dissolution action. The attorney declaration in 

support of the independent board‟s opposition attached as exhibits biographies of the two 

purported outside, independent board members of Advanced Development who had 

purportedly been engaged to act as restructuring and turnaround experts for that 

corporation. 

Karimi also opposed the ex parte application to transfer the receivership. He 

argued that there was no legal or factual basis for transferring the receivership and 

provided certain documentary evidence that purported to show that the receiver in the 

dissolution action had conflicts of interest that prevented him from acting as the receiver 
9

in the Cities‟ actions, including three civil complaints filed by Palms Residential Care 

Facility, Inc., an entity for which the receiver had acted as litigation counsel in the past. 

The trial court heard Los Angeles‟s ex parte application for appointment of a 

receiver on April 29, 2011. After extensive oral argument, the trial court issued an 

interim order that provided, inter alia, “Los Angeles has presented evidence of its direct 

and immediate legal and equitable interests in the property and assets that are the subject 

of the Receivership in [the dissolution action], which interests would be irreparably and 

substantially prejudiced by any judgment, disposition and/or return of the Receivership 

property and assets to the parties in [the dissolution action] (Salim Karimi and Jannki 

Mithaiwala) and their respective companies Advanced Development . . . and Pacific 

Housing . . . [¶] . . . David J. Pasternak (the „Receiver‟) shall continue working as 

Receiver of all aforesaid Receivership property and assets under the same terms and 

conditions as set forth herein and pending further order of this Court on or before May 

19, 2011, and shall continue to administer the Receivership Estate consistent with this 

order. [¶] . . . [¶] The Receiver shall continue to have sole and exclusive possession, 

custody and control of all property and assets held by, for the benefit of, or improperly 

transferred from [Advanced Development, Pacific Housing] Salim Karimi, Jannki 

Mithaiwala, and Ajit Mithaiwala, Tina Mithaiwala, (hereinafter „Receivership Entities, 

Receivership Property, Receivership Estate‟) in whatever form or name held and 

wherever located, and to operate, maintain and conserve the Receivership Estate pending 

further order of the Court.” The trial court continued the matter for further hearing on 

May 19, 2011, set a briefing schedule, and granted Glendale‟s application to join in Los 

Angeles‟s request for appointment of a receiver. 

E. Hearing on Motion for Appointment of Receiver

In connection with the May 19, 2011, further hearing on the receivership issue, the 

receiver filed a proposed plan for the administration of the receivership. The receiver‟s 

plan proposed, inter alia, that Advanced Development withdraw as the administrative 

managing partner of each of the 55 low income housing projects‟ limited partnerships. 
10

The plan also proposed that the receiver would commence the process of marshalling and 

liquidating the assets of Advanced Development and Pacific Housing. 

In response to the receiver‟s proposed plan and the Cities‟ request for appointment 

of a receiver, the purported “incoming management” of Advanced Development filed an 

opposition supported by four declarations and certain documentary exhibits thereto. 

Among other documents, the incoming management, itself, submitted the second interim 

report of the receiver which advised the court in the dissolution action, inter alia, that 

Karimi and Jannki and “each other had wrongfully transferred millions of dollars from 

[Advanced Development and Pacific Housing] prior to the Receiver‟s appointment for 

their own benefit (and for the benefit of Ajit Mithaiwala and his wife Tina Mithaiwala).” 

The incoming management submitted to the trial court a copy of the receiver‟s power 

point preliminary report from the dissolution action that included examples of fraudulent 

invoices and draw requests and notarized statements from Advanced Development 

employee Faisal Saleem stating, in effect, that the former management of Advanced 

Development had forced him to “change/forge/and manufacture invoices against [his] 

will.” The incoming management also filed a separate response to the receiver‟s 

proposed plan in which Ajit joined. Ajit‟s joinder was accompanied by a request for 

judicial notice of the receiver‟s first supplemental inventory listing the individual and 

corporate assets the receiver had obtained since the court in the dissolution action issued 

its September 2010 supplemental order appointing him as receiver. 

Karimi also filed objections to the receiver‟s proposed plan, which objections were 

supported by a declaration from his counsel attaching certain documents, including civil 

complaints filed by PNC Capital Investments in connection with certain Advanced 

Development properties, presumably to show that the receiver had a conflict of interest. 

Los Angeles, Glendale, and the receiver each filed replies to the oppositions to the 

request for appointment of a receiver. The receiver‟s reply was accompanied by a 

lengthy declaration from the receiver in which he addressed the alleged conflicts of 

interest as well as other issues, and a request for judicial notice, which request attached, 

inter alia, the receiver‟s special report on his trip to India and a copy of a “Waterfall” 
11

report4from the receiver‟s accountant for three low income housing projects that was 

submitted to the court in the dissolution action. 

Karimi filed a surreply in opposition to the request for appointment of a receiver. 

He also filed written evidentiary objections to certain portions of the declarations of 

Deborah Breithaupt and Timothy Chung that were submitted in support of Los Angeles‟s 

request for appointment of receiver. Karimi did not, however, object to the portions of 

the Breithaupt declaration that attached certain documents as exhibits, including the 

receiver‟s power point preliminary report. And, none of the other opposing parties filed 

written objections to any of the evidence submitted in support of the Cities‟ joint request 

for appointment of a receiver.

On May 19, 2011, after hearing further extensive argument on the receivership 

issue, the trial court granted the Cities‟ joint request to appoint Pasternak as the receiver. 

On May 23, 2011, the trial court executed the order regarding administration of the 

receivership prepared by the receiver. In pertinent part, that order provided that “Los 

Angeles and Glendale have presented evidence of their direct and immediate legal and 

equitable interests in the property and assets that are the subject of the Receivership in the 

[dissolution action] including all assets identified in India, which interests would be 

irreparably and substantially prejudiced by any judgment, disposition and/or return of the 

Receivership property and assets to the parties in the [dissolution action] (Salim Karimi 

and Jannki Mithaiwala) and [Advanced Development] and [Pacific Housing] before such 

time that a final judgment may be reached in this Action. [¶] . . . [T]he Order 

Appointing Receiver dated February 18, 2010 and Supplemental Order dated September 

1, 2010 in the [dissolution action shall] be transferred in their entirety upon signature of 

this Order, to the [Cities‟ actions] except as expressly modified herein. [¶] . . . David J. 

Pasternak (the Receiver) shall continue serving and is hereby confirmed as Receiver of 

the Receivership Entities and Estate identified in the September 1, 2010 Supplemental 

Order issued in the Marital Dissolution Action and under the terms and conditions set 

 

4 A form of data visualization showing the cumulative effect of sequentially noted 

positive or negative values.
12

forth herein, shall continue to administer the Receivership Estate in the ordinary course of 

its business. [¶] . . . [T]he Receiver shall continue to undertake immediate, sole and 

exclusive possession, custody and control of all property and assets held by, for the 

benefit of, or improperly transferred from [Advanced Development and Pacific Housing] 

Salim Karimi, Jannki Mithaiwala, Ajit Mithaiwala and Tina Mithaiwala (hereinafter 

„Receivership Individuals‟), as well as the stock certificates and proxies for Citilights 

Estates Pvt. Ltd., Citilights Properties Pvt., Ltd. (hereinafter the „Indian Companies‟), in 

whatever form or name held and wherever located, and to operate, maintain and conserve 

the Receivership Estate pending further order of the Court . . . .” 

On May 27, 2011, Karimi applied for an order shortening time on a motion 

seeking clarification of the trial court‟s April 29 and May 19, 2011, orders regarding the 

receivership. On June 5, 2011, the receiver filed a status conference report and a first 

interim report. On June 20, 2011, Ajit filed objections to the receiver‟s proposed order 

authorizing the receiver to list various real properties for sale and ordering a nunc pro 

tunc revision to paragraph 8 of the May 23, 2011, order. On June 20, 2011, the trial court 

held a status conference and thereafter executed the amended order authorizing the 

receiver to list various real properties for sale and revising nunc pro tunc the May 23, 

2011, order to clarify that “the Receiver shall not disburse any funds to, or for the benefit 

of Jannki . . . or . . . Karimi for living expenses or attorneys fees for the time period 

before May 19, 2011.” Defendants filed notices of appeal from the order appointing the 

receiver in the Los Angeles and in the Glendale actions.5 This court consolidated the 

appeals in the two actions.

 

5 As noted, Karimi and Ajit appealed only from the order entered in the Los 

Angeles action.
13

DISCUSSION

A. Applicable Legal Principles

1. Authority for and Role of Receiver

California Code of Civil Procedure section 5646provides in pertinent part: “(a) A 

receiver may be appointed, in the manner provided in this chapter, by the court in which 

an action or proceeding is pending in any case in which the court is empowered by law to 

appoint a receiver. [¶] (b) A receiver may be appointed by the court in which an action 

or proceeding is pending, or by a judge thereof, in the following cases: [¶] (1) . . . [B]y 

a creditor to subject any property or fund to the creditor‟s claim, . . . on the application of 

the plaintiff, or of any party whose right to or interest in the property or fund, or the 

proceeds thereof, is probable, and where it is shown that the property or fund is in danger 

of being lost, removed, or materially injured. [¶] . . . [¶] (9) In all other cases where 

necessary to preserve the property or rights of any party.” 

Section 568 provides: “The receiver has, under the control of the Court, power to 

bring and defend actions in his own name, as receiver; to take and keep possession of the 

property, to receive rents, collect debts, to compound for and compromise the same, to 

make transfers, and generally to do such acts respecting the property as the Court may 

authorize.” Section 568.5 provides: “A receiver may, pursuant to an order of the court, 

sell real or personal property in the receiver‟s possession upon the notice and in the 

manner prescribed by Article 6 (commencing with Section 701.510) of Chapter 3 of 

Division 2 of Title 9. The sale is not final until confirmed by the court.” 

California Rules of Court, rule 3.1179(a) describes the role of a receiver as 

follows: “(a) Agent of the court [¶] The receiver is the agent of the court and not of 

any party, and as such: [¶] (1) Is neutral; [¶] (2) Acts for the benefit of all who may 

 

6 All further statutory references are to the Code of Civil Procedure unless otherwise 

indicated.
14

have an interest in the receivership property; and [¶] (3) Holds assets for the court and 

not for the plaintiff or the defendant.”

“The receiver is an agent and officer of the court and the property in her or his 

hands remains under the control and continuous supervision of the court. (Lesser & Son 

v. Seymour [(1950] 35 Cal.2d [494,] 499; Marsch v. Williams [(1994)] 23 Cal.App.4th 

[238,] 248; Turner v. Superior Court (1977) 72 Cal.App.3d 804, 813 [140 Cal.Rptr. 475]; 

People v. Riverside University [(1973)] 35 Cal.App.3d [572,] 583.) The Court of Appeal 

has held, „A receiver merely holds the custody of the property involved in the litigation, 

in behalf of the court for the real owners thereof, and the court may direct the delivery to 

the receiver of specific property which is involved in litigation.‟ (Steinberg v. Goldstein 

[(1954)] 129 Cal.App.2d [682,] 686; accord, McCarthy v. Poulsen [(1985)] 173 

Cal.App.3d [1212,] 1219.)” (Gold v. Gold (2003) 114 Cal.App.4th 791, 806.)

2. Standard of Review

“The rule is well established that the appointment of a receiver rests largely in the 

discretion of the trial court, and that its action in appointing a receiver will not be 

disturbed by an appellate court in the absence of a showing of abuse of discretion. 

(Conklin v. Superior Court, 1 Cal.(2d) 601 [36 Pac.(2d) 386]; Anderson v. Anderson, 124 

Cal. 48 [56 Pac. 630, 57 Pac. 81, 71 Am.St.Rep. 17]; Copper Hill Mining Co. v. Spencer, 

25 Cal. 11; Lent v. H. C. Morris Co., 25 Cal.App.(2d) 305 [77 Pac.(2d) 301]; Sunset 

Farms, Inc., v. Superior Court, 9 Cal.App.(2d) 389 [50 Pac.(2d) 106]; Lowe v. Copeland, 

125 Cal.App. 315 [13 Pac.(2d) 522]; Brush v. Apartment & Hotel F. Corp., 82 Cal.App. 

723 [256 Pac. 285]; Fox v. Flood, 44 Cal.App. 786 [187 Pac. 68].)” (Goes v. Perry

(1941) 18 Cal.2d 373, 381.) In addition to orders appointing receivers, trial “court 

rulings on receivership matters are afforded considerable deference on review. (E.g., 

Lesser & Son, supra, 35 Cal.2d at p. 503 [confirmation of receiver‟s sale of partnership 

assets and real property]; Golden State Glass Corp. v. Superior Ct. (1939) 13 Cal.2d 384, 

393 [90 P.2d 75] [appointing or refusing to appoint a receiver]; People v. Riverside 

University[, supra,] 35 Cal.App.3d [at p.] 582 [111 Cal.Rptr. 68] [confirmation of 
15

receiver‟s sale of university furniture and equipment].) Such deference is the rule, even 

where the court confirms extraordinary action by the receiver, such as a sale of real 

property. (E.g., Lesser & Son, supra, 35 Cal.2d at p. 503; [People v.] Stark [(2005)] 131 

Cal.App.4th [184,] 199, 207-208 [dealership assets and real estate].)” (City of Santa 

Monica v. Gonzalez (2008) 43 Cal.4th 905, 931.)

Orders appointing receivers and authorizing their actions with respect to the 

receivership estate rest upon the trial court‟s “„sound discretion exercised in view of all 

the surrounding facts and circumstances and in the interest of fairness, justice and the 

rights of the respective parties. [Citation.] The proper exercise of discretion requires the 

court to consider all material facts and evidence and to apply legal principles essential to 

an informed, intelligent, and just decision. [Citation.] Our view of the facts must be in 

the light most favorable to the order and we must refrain from exercising our judgment 

retrospectively.‟ (Cal-American [Income Property Fund VII v. Brown Development 

Corp. (1982)] 138 Cal.App.3d [268,] 274; see People v. Riverside University, supra, 35 

Cal.App.3d at p. 582.) Where there is no evidence of fraud, unfairness, or oppression, the 

court has wide discretion in approving the receiver‟s proposed actions. (See Lesser & 

Son, supra, 35 Cal.2d at p. 503; People v. Riverside University, supra, 35 Cal.App.3d at 

p. 582.)” (City of Santa Monica v. Gonzalez, supra, 43 Cal.4th at p. 931.)

A trial court‟s exercise of judicial discretion will not be reversed unless it is shown 

that the court acted in an arbitrary and capricious manner. “„The term [judicial 

discretion] implies absence of arbitrary determination, capricious disposition or 

whimsical thinking. It imports the exercise of discriminating judgment within the bounds 

of reason.‟” (In re Cortez (1971) 6 Cal.3d 78, 85.)

B. Order Appointing Receiver

Defendants contend that there was insufficient admissible evidence to support the 

appointment of a receiver in either the Los Angeles or Glendale action. According to 

defendants, Glendale did not present any evidence in support of its request for a receiver 

and all of Los Angeles‟s evidence was based on information and belief.
16

Contrary to defendants‟ assertion, Los Angeles and the receiver submitted 

evidence justifying the appointment of a receiver, and Glendale7joined in the Los 

Angeles submission. For example, Los Angeles submitted a power point preliminary 

report that the receiver presented to the court in the dissolution action. That report was 

based on the investigation and analysis of the receiver‟s accountants and attorneys and it 

concluded that there were “indicia of fraud” in the receivership corporations‟s records, 

including invoices from subcontractors in the corporations‟ files that did not match 

invoices in the City‟s files. The receiver‟s report also emphasized that the receivership 

corporations lacked adequate financial books and records, which was a serious issue 

given the number and complexity of the projects and entities and the amount of money 

involved in the development and operation of the projects. And, the receiver submitted to 

the trial court a “Waterfall” analysis from his forensic accountant that showed Pacific 

Housing‟s overhead and profit for the Glendale City Lights project had been overstated 

by $1,531,548. 

The receiver‟s power point preliminary report and the forensic accountant‟s 

“Waterfall” report supported a reasonable inference of fraud in connection with the 

development of the 55 low income housing projects. Based on the receiver‟s report and 

the lack of corporate records, a reasonable trier of fact could have inferred that more than 

one of the 15 low income housing projects developed in Los Angeles had been 

fraudulently developed by the management of Advanced Development and Pacific 

Housing. Similarly, based on the “Waterfall” report that showed fraud in connection 

 

7 Glendale argues that pursuant to section 446, the trial court could consider the 

allegations of its unverified complaint as evidence in support of its application for 

appointment of a receiver. (See California State University, Hayward v. National 

Collegiate Athletic Assn. (1975) 47 Cal.App.3d 533, 545 [because section 446 relieves a 

public entity from the necessity of verifying a pleading, an order granting a preliminary 

injunction could be based on the allegations in the unverified complaint of a public entity 

plaintiff]; and Paul v. Wadler (1962) 209 Cal.App.2d 615, 624 [same].) Because, as 

discussed below, there was substantial evidence submitted in support of the Cities‟ 

requests for appointment of a receiver, beyond the allegations of their unverified 

complaints, we do not reach the merits of Glendale‟s contention under section 446.
17

with one of the Glendale low income housing projects, a reasonable trier of fact could 

have inferred that the other three projects in Glendale may also have been fraudulently 

developed and that the remaining projects developed in other cities by the same 

defendants were also tainted with similar fraud and were within the receivership 

jurisdiction. Therefore, the trial court did not abuse its discretion in appointing a receiver 

based on such evidence.

Defendants argue that the receiver‟s power point preliminary report and the 

forensic accountant‟s “Waterfall” report were inadmissible hearsay. But defendants 

forfeited this contention because they did not object to those documents on that basis in 

the trial court. (See Keener v. Jeld-Wen, Inc. (2009) 46 Cal.4th 247, 264-265 [The 

purpose of the forfeiture doctrine is to encourage a party to bring errors to the attention of 

the trial court so they may be corrected or avoided and a fair trial had].) Indeed, none of 

the defendants, except Karimi, filed written objections to the evidence submitted in 

support of the request for the appointment of a receiver; and Karimi‟s written objections 

were directed only to the Chung and Breithaupt declarations and did not address either 

the receiver‟s or the accountant‟s report. 8 In addition, Karimi submitted the power point 

 

8 Although one or more of the defendants may have, in their written oppositions or 

at oral argument, voiced a generalized complaint that the City of Los Angeles‟s motion 

for appointment of receiver was based solely on information and belief, that complaint 

appeared to be directed at the Breithaupt declaration and not specifically at the power 

point or Waterfall reports. To preserve the issue for appeal, more specific objections to 

the reports were necessary. “Evidence Code section 353, subdivision (a), provides that a 

court may not reverse a judgment based on error in admitting evidence unless „an 

objection to or a motion to exclude or to strike the evidence . . . was timely made and so 

stated as to make clear the specific ground of the objection or motion.‟ „In accordance 

with this statute, we have consistently held that the “defendant‟s failure to make a timely 

and specific objection” on the ground asserted on appeal makes that ground not 

cognizable. [Citations.]‟ (People v. Seijas (2005) 36 Cal.4th 291, 302 [30 Cal.Rptr.3d 

493, 114 P.3d 742].) „Although no “particular form of objection” is required, the 

objection must “fairly inform the trial court, as well as the party offering the evidence, of 

the specific reason or reasons the objecting party believes the evidence should be 

excluded, so the party offering the evidence can respond appropriately and the court can 

make a fully informed ruling.” [Citation.]‟ (People v. Zamudio [(2008)] 43 Cal.4th 

[327,] 354.)” (People v. Valdez (2012) 55 Cal.4th 82, 130.)
18

preliminary report as an exhibit in opposition to the Cities‟ request for a receiver, conduct 

that renders his assertion that the report was inadmissible “disingenuous.” (Ambriz v. 

Kelegian (2007) 146 Cal.App.4th 1519, 1527; see Evid. Code, § 1414.)

C. Conflict of Interest

Defendants next contend that even assuming there was admissible evidence 

warranting the appointment of a receiver, the receiver from the dissolution action was not 

qualified to act as receiver in the Cities‟ actions due to conflicts of interest. According to 

defendants, by hiring the receivership corporations‟ counsel—Buchalter—to act as the 

receiver‟s counsel, the receiver violated California Rules of Court, rule 3.1180(3),9and 

such conduct demonstrated that the receiver was not neutral. In addition, defendants 

assert that because the receiver had previously acted as litigation counsel for an entity 

that was managing general partner in three Advanced Development limited 

partnerships—Palms Residential Care Facility, Inc. (Palms)—and because in that 

litigation the receiver had been adverse to PNC Bank and its affiliates, who were limited 

investment partners in 15 Advanced Development limited partnerships, the receiver was 

disqualified from acting as receiver. 

In response to defendants assertions about conflicts of interest, the receiver 

submitted a declaration stating that the trial court in the dissolution action had approved 

his retention of Buchalter, there were no actual conflicts of interest involving Palms or 

PNC Bank and its affiliates, and his representation of Palms and adversity to PNC Bank 

and its affiliates had been properly disclosed to the parties in the dissolution action. For 

example, the receiver explained that his firm stopped representing Palms Residential Care 

in June 2010 and that PNC Bank had never taken the position that the receiver had a 

conflict of interest. He also explained that the court in the dissolution action authorized 

him to retain Buchalter as counsel for the receiver, which authorization was given after 

 

9 Rule 3.1180(3) provides: “A receiver must not employ an attorney without the 

approval of the court. The application for approval to employ an attorney must be in writing 

and must state: [¶] . . . [¶] (3) That the attorney is not the attorney for, associated with, nor 

employed by an attorney for any party.”
19

Karimi and Ajit had been removed from the boards of the receivership corporations 

making the receiver the sole board member in control of all of the stock of both 

corporations. In addition, the receiver emphasized that no objection was raised to that 

authorization and retention.

The declaration of the receiver supported a reasonable inference that the asserted 

conflicts of interest were not disqualifying. Moreover, the fact that no objections were 

raised to the alleged conflicts in the dissolution action and the timing of defendants‟ 

assertion of the conflicts in the Cities‟ actions supported an inference that the conflicts 

were being raised, not because they prejudiced defendants, but rather because the receiver 

had uncovered and disclosed to the trial court in the dissolution action defendants‟ 

questionable conduct in the development of the low income housing projects.

D. Scope of Receivership Order

Defendants also object to the scope of the receivership established under the trial 

court‟s order. According to defendants, none of the Cities‟ statutory grounds for 

appointing a receiver authorized extending the receivership to the individual defendants 

assets. Defendants further argue that none of the Cities‟ statutory grounds for appointing 

a receiver authorized the liquidation of defendants‟ assets and the dissolution of the 

receivership corporations. Finally, defendants argue that the receivership order, by 

assuming, without a trial, that defendants are liable of fraud and wrongdoing, violates due 

process.

Each of defendants‟ arguments would require us, in effect, to “second guess” the 

trial court and substitute our own judgment for that of the trial court. Under the 

governing standard of review—abuse of discretion—we are limited to determining 

whether, in defining the scope of the receivership, the trial court acted in an arbitrary or 

capricious manner. Given the evidence in the record, we cannot make such a 

determination.

As discussed, the receiver‟s preliminary power point report and the forensic 

accountant‟s “Waterfall” report raised a reasonable inference that the receivership 
20

corporations and the individuals who owned and operated them had engaged in a 

complex, systematic, and long-term fraud in connection with the development of the 55 

low income housing projects. The evidence of shoddy or nonexistent record keeping and 

the falsification of invoices and draw requests was compelling and justified an order 

allowing the receiver to take control of the receivership corporations. Moreover, in the 

dissolution action Karimi and Jannki each accused the other of transferring millions of 

dollars from the receivership corporations10 and the receiver‟s power point preliminary 

report supported a reasonable inference that Karimi and Jannki had taken $36 million in 

undocumented personal loans from the receivership corporations and had secreted at least 

$25 million in India, all for their own personal benefit and that of Ajit and his wife Tina. 

Those facts supported a reasonable inference that Karimi, Jannki, and Ajit operated the 

receivership corporations for their own personal benefit and justified extending the 

receivership to their individual assets. The record reflects that Ajit was the CEO of the 

receivership corporations prior to being removed by the receiver, a fact that links him 

inextricably to the “indicia of fraud” discovered and reported by the receiver. 

Based on the foregoing evidence, it was not unreasonable or arbitrary for the receiver to 

conclude that the individuals‟ assets should be included in the receivership estate. 

Similarly, based on the number of outstanding claims and lawsuits against the 

receivership corporations and the lack of adequate books and records, it was not 

unreasonable or arbitrary for the trial court to conclude that the receiver‟s 

recommendation to commence liquidation of the corporations‟ assets was well taken. 

Contrary to defendants‟ assertions, the court in Cal-American Income Property 

Fund VII v. Brown Dev. Corp., supra, 138 Cal.App.3d 268 did not hold that a receiver is 

not authorized to sell or liquidate real property assets of a receivership prior to entry of a 

 

10 This fact was before the trial court in a copy of the second interim report of the 

receiver submitted by the so-called “incoming management” of the receivership 

corporations. None of the defendants objected to the interim report or disputed the fact 

that, in the dissolution proceeding, Karimi and Jannki had each accused the other of 

transferring millions of dollars from the receivership corporations.
21

judgment. Instead, the court in that case expressly recognized the power of a receiver to 

sell real property prior to judgment, but held that, under the facts of that case, the receiver 

had not established an actual necessity for the sale or demonstrated that the sale had to be 

consummated at the time requested by the receiver. (Id. at p. 275.) In doing so, the court 

gave examples of when a sale would and would not be authorized prior to judgment: “A 

court must engage in a two-level analysis, first deciding whether a sale is required and 

then determining when the sale should take place. In some cases the court may decide a 

sale is necessary but leave time for the receiver to obtain a favorable price rather than 

accede to a single offer discounted to reflect the alleged emergency nature of the 

transaction. Naturally, a court will focus on the same factors at both analytical stages, but 

it will likely allocate different weights to these factors at each step. For example, 

evidence the property is not generating capital and could in the future suffer a substantial 

deficit or be subject to an adverse judgment or foreclosure might be adequate to order a 

sale but might not be sufficient to order an immediate sale. On the other hand, evidence 

the property is faced with imminent destruction or substantial devaluation could justify an 

immediate sale to any available purchaser.” (Id. at p. 275, fn. 7.)

Defendants‟ claim that their due process rights have been violated is unpersuasive. 

The receivership in the dissolution action was closely supervised by the trial court, and 

during the pendency of that action, defendants had ample notice and opportunity to be 

heard in that venue and demonstrate that the receiver‟s assertions of widespread fraud 

were baseless. Likewise, in the Cities‟ actions, the trial court held two lengthy hearings 

and provided defendants ample opportunity to brief and argue the issues, yet the record in 

those actions is devoid of any credible evidence that defendants are likely innocent of 

wrongdoing. To the contrary, the evidence in the record suggested that the Cities were 

likely to prevail on their assertions of fraud, which likelihood supported the scope of the 

receivership order. And, there is no indication that receivership assets have been 

transferred to satisfy contested creditor claims without a court hearing and approval.
22

DISPOSITION

The receivership order is affirmed in its entirety. Los Angeles, Glendale, Vassar 

City Lights, Metropolitan City Lights, and Glendale City Lights are to recover their costs 

on appeal.

NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS

MOSK, J.

We concur:

TURNER, P. J.

KUMAR, J.

 

Judge of the Los Angeles Superior Court, assigned by the Chief Justice pursuant to 

article VI, section 6 of the California Constitution.