Evict now or wait it out?

[Steve Boianelli]

My tenant in one of my duplexes has a month to go and they haven’t paid rent. It’s a new story everyday. Already offered them cash to just give me the place back but they didn’t agree and confirmed the money order has been sent today (18 days late!). Question is, do I start the expensive eviction process that would end after the lease terminates or just ride this out. Take the loss and market my place now for September occupancy since the current lease ends last day of August and my lease states I can market 45 days prior to lease end. My evictions in the past have been mid-lease so this non payment coming at the conclusion of the lease is new to me. Some history: tenants have been great for past 10 months. Pay on time and/or early. Never bother me at all and communicate with me. Any insight would be appreciated. Haven’t spoken to my attorney yet but an email is being sent her way tonight. Thanks.