Tennant not paying

[Lilian Gonzalez]

Good morning.. I just started the real state investing 2 years ago. I rented a unit to this girl who had a son was pregnant and was moving with her boyfriend. we ran a background and both seemed to make good money to afford the place. First month baby daddy leaves, her bank account was hacked and is being a play catchup ever since. I always manage to get pay a month late but she even try to pull from 401k to pay.I've try to help with assistant since shes a single mom of two and autistic kid.For the last two months her phone broken, doesnt reply to email and only way to communicate is her mom ,because  i went in person knokinkg on the door thinking she was gone. her Lease expires Oct 31 2023.i ask her 3 weeks ago trough her mom's tex  if she cant afford  the place let us know.I didn't want to start the eviction process since she always pays a month late. Now she's two months late owes me $2700,her lease is over this month.

should i negotiated and tell her to leave in two weeks an call it even? can i even do that ? or tell her Im not renewing the lease and she might stay longer with out pay.? I have never evict anyone but i know it can be costly. I appreciate all feed backs. thanks so much