P.

FACTS

In 2005, defendant entered into an arrangement with a former girlfriend, Kathleen Trivich, under which she purchased a piece of property in Palm Springs and defendant, as co-owner, was to oversee the construction of a house on that property. Trivich also purchased a truck for defendant’s use, but the title remained in her name. Defendant lived in Long Beach with his girlfriend Nancy Blake. In 2006, Dennis Kane was building a home in Menifee, a city in Riverside County located roughly between Long Beach and Palm Springs. Kane had purchased a large number of appliances and other items for the house, including a stove, refrigerator, dishwasher, microwave, light fixtures, ceiling fans, door locks, and a sink. These items were last seen in the house about 8:00 p.m. on the evening of Thursday, July 6, 2006, when Kane’s brother-in-law locked up the house. Trivich testified at trial that on Friday, July 7, 2006, she twice spoke to defendant on the phone. The first time, at 12:45 a.m., he told her that he “got some big items for the kitchen.” He did not tell her exactly what the items were. The second time, at 1:12 a.m., he told her that he was on his way to Palm Springs. Shortly…