California tenant, does not pay rent and ghosting landlord.

[Luis Limon]

I have a problematic tenant that was inherited.

He pays one month's rent every 3 months or so... When I bother him enough. He owes me now about 6 months. In California, our wonderful Gobernador enacted a Pandemic eviction moratorium, where Courts are not evicting people unless they are a danger for the community and if a Judge sides with you to overrule the moratorium. I have gone this way with a junkie on a different property. 

I pay for water, sewer, and garbage.

I was able to get him to sign a new lease agreement for 6months that converted to a month to month on Jan 1, 2021. On the lease, it stipulates Garbage is to be paid for by the tenant. 

My question is what can I do?

This is what I have been thinking, Please let me know if this is correct and any other suggestions.

1. Send all his past dues, not to a collection agency

2. Cancel Garbage (only $36 per month) and at least save that.

3. offer cash for keys. I don't think he will take it... Might be if I offer full 3 months of rent and wipe past dues not paid.

4. Is there any way to get Cares Act money to cover this tenant, without the tenant's cooperation. 

Since He does not respond to my texts, I don't have a good communication channel, other than sending mailers and text messages that don't get answered.

One concern I have is that this is a duplex and the tenant can decide to fill the yard with junk and cause problems for my other tenant.