After the pay or quit notice, do I have to accept payment or can I go ahead & evict as this is habitual? The tenants have also been left a 3rd lease violation notice for neighbor complaints. Their lease ends Dec 3 and they were given a 60 day notice to vacate but show no signs of leaving... I would like to evict them. We have another family lined up to rent in January.

Thank you!

If they miss the pay or quit deadline, you can file for an eviction order. You can show the court that they are habitually late and you want them out as you have a new tenant lined up.