Advice Needed: Philly Evictions + Passive PM

[San You]

I'm a newer landlord and seeking advice...

I own a triplex in West Philadelphia where all 3 tenants are behind about $4,000 in rent. They’ve been sent a notification by the PM that all balances need to be paid by 2/5 or we will be moving forward with the Eviction Diversion Program. 

   - Unit 1 owes $400 since Jan 2022. Unit 1 has always been a “challenging” tenant and has threatened to SUE me because we asked her to pay up 2/5. This tenant is often late or makes partial with rent payments, also makes excuses because of their health issues or kid. Unit 1 is on a month-to-month lease. 

   - Unit 2 owes $1,300 since Nov 2021. Lease ends 3/31/22.

   - Unit 3 owes $2,500 since Nov 2021. Lease ends 4/30/22.

1) If the tenants don’t pay up by 2/5, what should I actually do to get the rents and/or evict them, and when?

2) I have been working with a local PM, and the experience been OK in general. However, it's super frustrating to now be in this position as they did not inform me of this issue. I had to do a year-end audit before really catching it. I’m worried about firing the PM though as it may create more issues in getting paid / evicting tenants because all the documentation is on “their books” and because I travel a lot for work. I don't have the time to really fight this in court myself and I need boundary with the tenants. Hence, why I got a PM in the first place. 

Any advice / recs / resources are super appreciated. 

Thank you.