One of my tenants constantly struggles to pay rent on time. They have always paid my late fee. There is ALWAYS a reason they are behind. One spouse just got laid off and received a large longevity payment as part of the lay off. When that happened, they paid me off for more than 6 months of late rent (i know I've been too lenient). I warned them that I would never again let them get behind and all rent must be paid on time. 

Well, it's the 4th and I have no rent for September. St one point they had said they were going to prepay rent through October so they didn't have to worry about rent while spouse is looking for employment. Of course, that didn't happen. 

I texted today saying that tomorrow would come their quit or pay notice. I get a snotty return text (at least that's how I read it as you can't really read a time in a text) essentially saying they hadn't received the unemployment check yet for the last two weeks of August and since I wouldn't let them make payments and wanted payment in full . . .  I guess the idea is they think their lateness is my fault for not letting them make payments. From what they told me previously there should have been $10,000 left after paying me. Wtf did they do with this that they can't make rent the first month after that large payment? 

Should I take payments or start eviction?  My only hesitation about starting eviction is making it harder for them to get another place to live. 

Okay, be hard in me. What would you do?