@Ryan Keenan once you allow a tenant to be late, you open a door of acceptance of that behavior.

@Salvatore Giancolai had this kind of behavior lately with my tenants, in other country (not U.S), but you need to be very clear like you did with the letter and very creative if you can speak with them over the phone or with your Lawer and do some tricks that can cause them to go out, by the law of course.Every one can agree with me that no one wants to be “marked” , because rent payment.Your credit score damage and a lot of other things.For both of them if they won’t be pay this , it will be almost impossible to find a place to rent.This is how i solved it in my country.And try to find more “regular” tenants next time..After i signed a contract with single mother with 4 kids that didnt open the door for me for more then mouth and did so much damage to the apartment ..I learned the best lesson in the world.Hope you will be fine , remember from every situation with tenants we learn something new.

This will help you make the case again the deification and urination which is illegal and could help you get the police etc to move them.Also, use twitter - the LAPD does monitor twitter, so posting a few videos of illegal behavior could help get you action.  

if you can think it up in your head a tenant will do it.. from funny to sad to criminal behavior..

Too often people are encouraged to think that RE investing is somehow passive like stock market investing.I love it when people ask questions that show they've put real thought into things & they are diving into the details, trying to understand how things work - I think THIS is the type of behavior that our community needs to encourage more.

If someone is rude to you when trying to close a sale why would you expect better behavior later?

Contractor's behavior Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

#1 is to really really figure out the mindset and behaviors that got you there in the first place, and make sure they don't come up again.

The two ways to change a property's value is to alter market behavior or to alter the subject's qualities.

Sounds like it's time to stop this behavior.