Mike MoRo,a 3 day pay or quit notice is the wrong notice to send unless you want her to stay.You want an attorney to post a get out in 60 day notice immediately so you can get her out before September.This should have been done the very first day you bought the property so she would have been gone before August.Call a number of attorneys who specialize in evictions and you will find one who will get it done for $800.00,not $20,000.Don't try this without an attorney for the first time because something will go wrong and the court will side with her.Remember,California is the biggest anti-landlord/pro tenant state in America and the courts will bend over backwards to help tenants stay in the property rent free for even the slightest mistake committed by you.

Waitresses and bar keeps are cash employees too, I am not anti-cash but I have not accepted people with undocumented income.And as far as the disabled my experience is make an evaluation like any other tenant. 

Anyway, don't want to derail the thread with a pro-cop, anti-cop thing.  

@Sarah JonesYou've inflamed some passions on this thread. 

I'm anti-permit).

EAT your blueberries they are anti oxidants and very good for you !!!

Over the next 20 years, the Southeast is going to see the most growth...CA, IL will implode on themselves, the Pacific NW is OK but expensive and buy and holds don't work unless you are talking multi family... the Northeast will continue to lose major employers due to their anti-business policies which will cause a further exodus of the population, the Midwest hasn't had anything going on for 20 years and will continue that trend over the next 20... so what does that leave? 

The deal will need to be strong and you will still need to anti-up some of your own capital.

They are asking the government to increase regulation in the form of stricter anti-trust rules.

I don't know why I'm anti-government intervention.