Last Month's Rent - Eviction

[Jessica Haggerty]

I have difficult tenants who are on a 1-year lease.  Month three (this month-June) they let me know they were unable to afford the house and wanted out of the lease.  Since they have been such a headache, I am in favor of this.  A local attorney suggested giving them a 14 Day Quit notice, to let them out of their lease, and pro-rate the month of June. 

The predicament I am in now is: it is June 10th and they still haven't paid the prorated rent. As usual, their rent was due on the 1st and late fees applied on the 5th.

Can I serve them a 3-day pay or quit notice today or do I have to wait until the 14 days are up (on the 22) and evict them if they are still there?  My fear is I will end up eating this month's rent.