We have kinda complicated issue with our tenant here, first of all we have the contract signed by the daughter of the father who is the one paying the rent. Because the father has bad credit and want to help her daughter to build her credit. The contract signed in on May 29, 2015and moved in June 15 for 2 years lease. We haven't been any issue with our previous tenants except just property condition issue. In December we found out the daughter had been moved out in November. The father has started paying late since October, first paid to 5th, 7th (2x), 15th, 23rd, 15th. Last February we tried to file eviction against the daughter since she is still the primary on the contract. Until now the contract has not been rewrite because his father obviously not interested to rewrite new lease. We lost the eviction file because we accepted the payment on 23rd before the court date. This month we have send him a notice to vacate till the 15th if he is not paying the rent. He told me on cell phone text message he won't be moving till the lease end which is on May, ( he doesn't remember the lease signed for 2 years) and I don't recall it because we looked up the law the contract has been default. And other violations he made, he brought the dogs without paying the dog policy and he lied he said my husband knew and allow it. Then he brought a new wife in last February (we told them to sign a new lease to update list who is living in the property) But he ignored it because we raise the late charges from $35 to $50 and $10 each day after ward. He knew he wants to pay late every months only by paying $35 and he always bringing up his deposit as holding of his payment for being late. And we have explained and he doesn't really care.  He violated zoning city law by parking his car on our yard twice and could possibly broke our lawn sprinkle system. My husband doesn't want to talk to him anymore and fed up, he is afraid to lose in court if filing by himself again. He is ready to to use lawyer this time. My question is do we need to endure till next month filing since today is the 14th and takes 2 weeks and more for procedure. I am trying to find the best way to avoid losing more money. Thank you.