Disaster Tenant, Need some advice! (Slc, UTAH)

[Oscar Chirinos]

Good Afternoon my BP Family!

property location: Salt lake county ,UTAH

I have been having problems with a tenant since day one, lease was started on: 12/28/2016 (I rushed through the screening process due to the fact that i wanted to get home to my family in Illinois for the last part of the holidays)  this is in part due to my lack of research on the tenants and also my lack of experience as a landlord, TRUST ME. I have learned A LOT of things in this short time frame i didn't know before.  and this is not my first rental property so i guess i got lucky with the other ones.

PROBLEM:

Where do I even Start:

This tenant is more like a family of 5 (Even though they were supposed to only be 4) as per the contract. Husband, wife and 3+ kids. This is one of my duplex properties, which i rent both units each has 2 bedrooms, 1 bathroom and stackable washer and dryer. rent goes for about 1135. I do accept pets in this unit so they have one husky. They rent one side of the duplex. (All utilities except sewer and garbage) are paid by tenants.

THE MOVE-IN PAYMENT is as follows:

First and Last months rent +  deposit and NON-refundable PET DEPOSIT (It pretty much took him about 3 months to pay for this, this is in part to having a bad property manager and I happen to live in Illinois. Besides this he makes my other tenants take care of the lawn entirely, even though the contract stipulates HE is responsible for half the lawn care and other tenant is responsible for the other half (moving forward i will just include the cost of lawn care and hire a company) 

HE ALWAYS PAYS LATE. And lately in the last 2 months has been paying WITHOUT the 8% late fee and i CONSTANTLY have to be SERVING HIM 3-day pay or vacate notices today is the 4th in a row i have served him. He has my account# to do direct deposit with certified funds, and waits until the VERY LAST day to deposit the funds NOT including the late fees. In regards to the water bill i ALWAYS have to include them in the notice since he is ALWAYS behind. 

as for repairs:

Again as i mention i have a bad property manager however this will be changing next week since I am heading to Utah next week to take care of this. For repairs, he complains about the dish washer not working correctly and leaking from time to time. We have tried MULTIPLE times to contact him to arrange repairs, but HE NEVER answers his phone is CONSTANTLY changing it and on top of it when he does TEXT my realtor who is managing my property and arranges the repair service call. it always ends up in a no show ON PURPOSE even though we let him know multiple times throughout the week, with an email, text and voicemail reminder. so i get charged for the missed appointment. (all of this i'm planning to get from his deposit). He had the audacity to text my realtor  when the plumber was waiting at the property for 30 mins knocking on the door to get him to answer so he can work on the repairs for the dishwasher connecting to say " hey your plumber is here they need you to pay them before they can work" which is clearly such ********. 

I sent a landlord inspection letter to inspect that property since it had been about 6 months, and again he wasnt home for me to enter and had the doors locked. this has happened 2x already. (keeps changing his numbers, and only texts my realtor from a new number every other month)

I haven't even mention all the problems since is too much typing at this point for me to put down.

AT THIS POINT i want to GET RID OF HIM- I had an attorney send him a letter stating id like to let him out of the lease 30 days but he just ignored it. 

what are my options? do i just wait for him to miss payment after the notice of 3 day to pay or quit and then begin the eviction process, i feel the only way this will happen is if i block all incoming deposits to my account before the deadline of day 7 so he has NO CHOICE but to contact my realtor to give him a check. however im not sure how legal this is. ANY HELP would be greatly APPRECIATED!

Thank you!