I self manage this property and they are the best tenants I have ever had - no fuss.Prior tenants of this space over 15 years - I have had to evict 2 tenants through unlawful detainer for non-payment, others asking for this, complaining about that, and it goes on.   

Did you ever file an unlawful detainer against the tenant?        

Might not be a bad thing though if all you’ve done is issue a 3-day notice and you haven’t yet filed for Unlawful Detainer.

This is a form that you create yourself that just says your not renewing the lease. 1) 6/5/2018 filed a form called "unlawful detainer" ($220 filing fee + $50 misc fees, $270 total) with Court.

(Also, we can file a forcible entry detainer as of Monday...she’s had 7 days to vacate.

Then you need to file what's called an "unlawful detainer" instead of an eviction.

If tenant fails to pay within the 3-day period then the PM can file for the eviction (forcible entry and detainer).

Do we still need to file a forcible entry detainer to get in if it looks like she’s moved out?

I file an unlawful detainer through my attorney to which the tenants have 5 days to respond.Day 69: Tenants hired one of the eviction defense firms in LA and filed a response.

Also, he owes $50 for the 3 day notice delivery.From what I gather, he is still in "unlawful detainer" because he owes remaining fees, the property wasn't clean at the end of 3 days, and still no key.