BIRDSONG, Judge.
Joyce's Submarine Sandwiches, Inc., (Joyce's) appeals from the award of past due rent and liquidated damages to the State of California Public Employees' Retirement System (the retirement system) after a bench trial in a dispossessory proceeding. Possession was earlier awarded to the retirement system by a consent judgment.
Joyce's is a franchisor of sandwich shops, and this dispute arises from the lease of a location for a franchise in a...
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