Eviction notice - how many times can you send out the notice

[Sada Rafi]

I have a tenant who has been late in payment almost every month. Last month he didn't pay until I sent him Eviction notice (10 days to pay or quit) letter. Then he paid the next day. This month he is late again, so I sent another Eviction notice letter but he is sitting on it and no sign of payment. It has not been10 days yet he has 3 more days to pay or leave. 

My question is what if he pays and repeats same next month? Their lease is good for another 3 months. 

How many times I can send these letters and can I just evict them anyways? I know if they pay, I can't ask them to leave. What is my next step? thanks in advance.

[Theresa Harris]

Send it again, but tell him this is the last time.  If he is late on rent, you are following through with the eviction and will refuse to accept the late rent.  Also do not renew their lease. Give them notice when the time comes to let them know it will not be renewed.