Tenant simply doesn't respond

[Joe P.]

Full disclosure -- I knew things were probably coming to this. I've had to send overdue notices several times this year, and a notice to quit twice (this is the third). I tried to work with my tenant but they simply do not respond...

...and now I am here. They are 8 days overdue on rent, and I sent a notice to pay/quit yesterday. I've e-mailed both co-tenants with no response. I tried calling their cell phone and it has been disconnected. I stopped by the property a few days ago -- windows were open -- knocked on the door twice, no response.

I know they don't have the money to pay. I am ready to just follow a cash for keys method, but I can't establish communication!

I want to stop by the property during the day and thinking of giving 24 hour notice, just because. I think I'm allowed to do this with the proper notice.

Any thoughts/guidance?