WWYD? paying late/yard not maintained/possible more tenants

[Luke H.]

Hope all is well.

Tenant is going on their 2nd year (lease due in April 2020). They paid rent late last month Sept 2019, 1st time. I scheduled a routine inspection with them and noticed the yard was not maintained,there was furniture trash in the back yard and the appliances they said they would remove from the front yard haven't been removed.

I knocked and asked if I could come in and I was told they didn't feel comfortable having me come in to look around, so I stayed in the living room and caught a guy moving a mattress out the kitchen back door. This person is not on the lease as a tenant.

I asked them if everything was okay with the rent, and that they needed to get the yard maintained, and trash removed or I would have to send someone to do it.  They were very defensive about the conversation even though I explained that I was there to help and it was my job.

Today is Oct 2nd, no rent payment yet and no contact from them about rent payment.  Tomorrow I will put the notice to pay and vacate.

FYI- Over the years I've noticed that when tenants starts paying late and not maintaining the yard, they usually end up leaving without notice.

Looking for feedback, advice, hints, and anything else I should think over and consider.
Thank you