Q: stipulation, signed without the plaintiff or their legal representative’s. only signed by broker-less manager?

A: A stipulation in California generally requires signatures from all parties or their authorized representatives to be valid and enforceable under CCP §664.6. The absence of signatures from the plaintiff or their legal representative raises serious questions about the stipulation's enforceability, particularly given the circumstances you've described involving an unlicensed property manager.

Your situation involves multiple concerning issues, including the use of fraudulent DRE credentials and unauthorized representation. The property manager's lack of proper licensing under Civil Code §10131 could invalidate their authority to act on behalf of the property owners, and their misrepresentation of broker credentials may constitute fraud under Civil Code §1667.

You have several potential legal avenues: filing a motion to set aside the stipulation based on invalid signatures and lack of authority, requesting reconsideration of the evidence that was previously denied, and potentially pursuing a writ of mandate if time-sensitive. The DRE and Fair Housing complaints documenting the license invalidity could serve as crucial evidence in challenging both the stipulation and the underlying unlawful detainer action. Consider seeking immediate legal representation to address these issues, as they involve complex procedural and substantive legal matters that could significantly impact your rights.