Or got an unlawful detainer?

The key is establishing and maintaining open and honest communication, being polite and respectful, having a strong rental agreement in place and having the moxie to enforce it in a professional manner.From our rental criteria:RESIDENCE/RENTAL HISTORY1.We will examine the most recent five years of residence history.2.Home ownership will be verified through the tax assessors office and/or credit report.3.Rental history will be verified through the property owner and/or rental agent. 4.Rental history reflecting any unpaid past due rent, damages or fees will result in denial.5.Rental history showing excessive property damage, excessive noise, or unruly behavior will result in denial.6.Three or more notices for failure to pay rent and/or to comply with the terms of the rental agreement, within a 12 month period, will result in denial.7.A person with an eviction or unlawful detainer on their record may be approved if full restitution has been made.

Excerpt from our rental criteria:RESIDENCE/RENTAL HISTORY1.We will examine the most recent five years of residence history and all legal history.2.Home ownership will be verified through the tax assessors office and/or credit report.3.Rental history will be verified through the property owner and/or rental agent. 4.Rental history reflecting any unpaid past due rent, damages or fees will result in denial.5.Rental history showing excessive property damage, excessive noise, or unruly behavior will result in denial.6.Three or more notices for failure to pay rent and/or to comply with the terms of the rental agreement, within a 12 month period, will result in denial.7.A person with an eviction or unlawful detainer on their record may be approved if full restitution has been made.

.* If you do not follow the terms of the “Notice to Pay Rent or Quit” we may then begin eviction proceedings against you and you will be charged with the crime of “Unlawful Detainer” if a judge upholds our claim.The amount of rent now due, as of today’s date _________________, is as follows:Current Month Late Fee_______________Current Month Rent_______________TOTAL DUE_______________Time is of the essence.If you have not already posted your rent via the mail, please call us immediately to make arrangements for us to collect the rent in person.Thank you for your prompt attention to this matter!

or should I stay the course and file a unlawful detainer after the 4th

This provision shall not affect nor apply to any circumstance or event in which the Tenant is in breach or default of any term of the Agreement, including but not limited to those circumstance which would give rise to a cause of action for Unlawful Detainer under the laws of the State of California.

Pay a lawyer a $1,500 retainer to handle the Unlawful Detainer Action.2. 

It will still take maybe till next Monday to get her out if she pays tomorrow before it's filed it would be easier if you just let her stay as long as she doesn't miss another payment and then on the 15th you would have the unlawful detainer done by the sheriff on the16th or 17.

The Sheriff is only involved with the writ of restitution and lock-out, after the court has ruled in our favor for unlawful detainer.  

One more wrinkle...I was all geared to evict on the sub tenancy issue (my lease only allows it with written permission...but then I would go for a whole new lease)I find out the county has a professional mediator whole job it is to keep unlawful detainer suits out of the courtroom.