NEED HELP w/ RENTAL PROPERTY -- TENANTS CAUSING ISSUES!!!

[Jennifer Lynn Lewis]

We are having nothing but problems with our tenants! Here are the issues:

- Dogs left outside, barking 24/7; police have been called at least 20 times; 4 neighbors getting ready to file a lawsuit

- Started paying rent late, now 2 months in a row; never emailed or called us to inform of late payment

- Not maintaining yards front or back; lawns are dead, weeds everywhere, trees overgrown

- Parking "toys" outside and on the street (boats, SUVs, trucks, cars, golf carts, etc)

- Leaving furniture and garbage everywhere outside (on the front patio, side yard, front yard -- everywhere!)

- Their oldest son (who is over 18) apparently moved in with them; we were never informed; he is NOT on the lease

We have asked them on multiple occasions to resolve these issues. The neighbors have as well. The HOA has been assessing fines for 6 months that have gone UNPAID. The City is now taking action due to the code violations.

Simple question:  would you immediately evict these people?

Aside from the laundry list of issues, in the great State of Arizona, having an adult move-in (without notifying us or providing our consent) is a Material Breach of Contract and is grounds for immediate eviction. Technically speaking, their older son is trespassing on our property and living there illegally (he was never background checked, etc).

If your answer is NO, let them stay, please tell me why. Thank you!