CA Eviction or cash for keys (non paying rent)

[Trent Ellis]

I purchased my first duplex a month ago with the intention of owner occupying the back unit while I fix it up and eventually rent it out. It is located in Gardena, CA which is in a non rent control part of Los Angeles county. Part of my escrow closing was contingent upon the seller giving the rear unit a 60 day notice to vacate. My first, 1st of the month came by and I received no rent from this unit. After the 5th I went to the property and talked to the tenant who explained that he and the other two tenants on the estoppel (no lease) would not be able to pay and afford first and last at a new place. I came back the next day after contacting a referred attorney and "nailed & mailed" the 3 day pay or quit. 

Tomorrow will be the 3rd day and I was planning on handing the paperwork over to the attorney but have been looking online at the time and cost of an eviction and am considering offering cash for keys, or forgiveness of missed rent ($1800) for keys. 

Will I ever see this missed rent on the other side of an eviction? Would you evict or try cash for keys?

My biggest concern is the eviction taking months while still paying rent at my current residence and having my rehab budget eaten away.