Wapner Watch
Editorial note: This matrix separates documented facts, verified campaign-finance transactions, and unverified research leads. Campaign contributions are lawful political activity unless independent evidence establishes otherwise. FBI search-warrant targets have not been publicly identified; the Los Angeles Times reported it was unclear whether Wapner, Hagman, Lizarraga, or Su were themselves targets of the investigation. Last updated September 21, 2026.

Research workbook

Evidence Matrix

A living public-record workbook that separates verified transactions from research leads. Each relationship identifies the parties, the record supporting it, and the next document needed for confirmation.

The current research record is available in the matrix below.

Evidence key:Documented primary recordDocumented context / verified notationPartially documented / unresolved notationAllegation / unverifiedResearch hypothesis / investigative leadNo relationship established / absence noted

Relationship matrix

42 relationships, organized as concise summaries. Open a row only when you want the supporting context and next research step.

1. Read the parties

The names on each row identify the documented connection.

2. Check the status

Badges distinguish documented records from leads that still need verification.

3. Open for detail

Expanded rows show sources and the specific record still needed.

Check each relationship against its cited record and status. How to verify this research

Primary Documents — California Secretary of State

Official filings for El Prado Development LLC. These are primary-source records, not third-party reporting.

S-36

Articles of Organization

Filed November 9, 2022. Designates management structure as "More than One Manager." Agent: Frank J. Lizarraga Jr.

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S-37

Statement of Information — April 8, 2025

Signed by Lizarraga under penalty of perjury. Lists only Lizarraga in Manager(s) or Member(s). Filed 21 days before the April 29, 2025 County Board vote on the 22-year lease extension.

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S-38

Statement of Information — November 20, 2025

Signed by Lizarraga under penalty of perjury. Lists both Lizarraga and Phyllis Shih in Manager(s) or Member(s). Does not explain the change from the April 2025 filing.

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Current public research record

This interactive matrix is the current published version of the source register, documented relationships, chronology, campaign-finance records, and research leads.