Terminating my first lease. Please help!

[Rob Duhon]

I've purchased three rental properties since 2018. I've been very fortunate that all three still have the original renters. Two of the renters have been great, but I have constant problems with one. I get complaints from the HOA that their grass it too long, the flowerbeds have weeds, they have a broken down car out front, etc.. They are also ALWAYS late on the rent (shame on me for not enforcing late fees)! Their lease is up in May and I don't want to renew it. What should I do to make this process as painless as possible? Should I tell them the reasons I'm not renewing or just make up an excuse? Should I tell them asap so they can plan or just tell them 60 days before their lease ends? I'm so worried that they won't take care of the house between now and when they move out! I do have one months rent as a deposit. Any advice?