Tenant subleasing and paying min rent

[Bela B.]

I have a tenant who has not lost her job (professor at a private university), is paying the min 25% rent and is subleasing (property is in LA County). It is stated in the lease agreement she cannot sublease but she consistently is (neighbor has told us there is a consistent revolving door of people in and out). I live in SF so I cannot just show up and see who is there. My lawyer needs proof to move forward with eviction for just cause. How can I get proof? I check Airbnb/Craigs list/Westside Rentals constantly to see if the property is listed. ALSO, I just served her the AB 1482 exemption which is technically late (due by Sept 1), will this hurt my chances of eviction even if it is for just cause (subleasing). 

[Theresa Harris]

There are two issues-the sublease and not paying rent.

Do any of the neighbours have security cameras?  That is the best way to figure out the visitor situation.

As for rent, many professors at universities in the US are not paid all year.  Their salary is supplemented in the summer by research grants. I don't know how much the university pays them in the summer-I know they pay some, but not 100%.