lease is over = proceed directly to unlawful detainer.no pay or quit notice needed.They are trash, and you may need to spend the money to haul them out.since today is the last day, give it 2 more days after warning them unlawful detainer will be filed

Instead of the 3-day Quit, use the Change in Terms notice.Highlight the points:you have no written lease you have been living here under an oral agreement on a month-to-month basisEffective 1/1/2017, the terms of your tenancy will be changed as follows:Rent of $xxx will be due on the 1st of the month and considered late after 5 days,Your lease is attached for your signature and the term will be From ___ To ____If you elect to not sign the lease on or before 1/1/2017, I will file an Unlawful Detainer action against you in court to obtain possession and that will be public record against you.If you elect to move out on 1/1/2017, I will return your deposit of $xxx

You cannot represent yourself or hire an unlawful detainer assistant (which can be faster and more affordable). 

We've already piled $6k in attorney fees without a clear view of what is going to happen next (it seems an unlawful detainer).I would like to install security cameras in the common areas of the property.

Can anyone recommend a good Unlawful Detainer lawyer in Riverside County, CA?

I need access to summary ejectment/unlawful detainer records that are available in westlaw through a subscription service that is in addition to standard westlaw access.

Unless this is peculiar to PA laws, an ejectment is usually a term reserved for special situation related to possession that don't fit the category of an unlawful detainer. 

Start opening the cases that are called Unlawful Detainer (or whatever your state calls it when a landlord takes a tenant to court) and see what attorneys are representing landlords.

If you were to give notice tomorrow, the 30 day period would run through May 19 and the lease would expire at the end of May and they'd be required to vacate by then.If the tenants do not vacate at that time, they are then holding over illegally with no right to remain there and you can file a forcible entry and detainer action (eviction) in the municipal court.

At that point if they haven't voluntarily vacated, your Attorney will file an "Unlawful Detainer".