My Tenant Has Been Ghosting Us, What Should I Do Just To Terminate The Contract.

Hi there, Me and my husband own a house in California, we decided to rent it out because my husband was commuting long hours. We rented our house 9 months ago, and ended up giving the opportunity to a veteran who didn’t have a bank account because someone stole her identity and credit cards. We in good faith ended up giving her a chance. The first 2 months we had no problems w her but after the third month she started having late payments ever since then , not to mention she has been giving us a bunch of excuses ever since then justifying her late payments.Not to mention she started to give us partial payments due to she has bills in bw and she figured she could do that to us. I told my husband we are trying to be nice with her and helping her out but partial payments is something I would refuse. I told him I felt she was taking advantage of our kindness at this point and was time to put a stop to that. We did put a stop to that and told her to please no more partial payments, just to pay whole rent at once within the first 5 days. She said she won’t do it anymore and to please forgive her, the following month she was late and if we don’t reach out about the rent she doesn’t reach to us at all. She has been late with late payments, we gave her an eviction letter one time because she didn’t reach out to us, I told my husband not to reach out because we are not her babysitter and she needs to communicate with us not us with her. So we gave her the 3 day pay or quit, and she paid right away as soon she got the letter. Now she still keeps paying late , she owns us money from last month , and she told us she would pay it at the beginning of this month with the whole month of rent of this month as well. So on the fifth we called her to see if she was paying she asked us for one more week because she didn’t have the whole amount of money due to she was short on her pay check. We gave her a chance the whole week without giving her any 3 days notice at all. Then as soon that week came we called her to see if she had it complete now, she mentioned to give her an extra day, and that she promised us to have it by then but just one more day. (I told my husband ok, as long she has it by the next day is fine I can wait, but also we talked to her about that the contract would be ending soon in 3 more months and that we wanted to give her heads up that we wouldn’t be renewing contract due to now my husband is working from home and there’s no point for us to be renting in an expensive area when we have a home) She said was fine but if we can help her out to give good reference, we said we would try to do that but please to promise us to don’t do this to other landlords because we have been very flexible and probably she won’t find another landlords like us. She thanked us and that was all. The next day we waited all day for that deposit and that deposit never came through, we texted her and called her and she didn’t respond. Has been a week and still she is ghosting us. I didn’t want to do this because she has kids so do i, but we are sending her 3 day notice pay or leave letter.

At this point I am so upset and dont know what to do, after all this I don’t even want to proceed renting her anymore. I know tenants have a lot of rights specially if she pays within the 3 day letter. I need some advice, I can’t just keep having her like that every month and she getting 3 days notices every single time. Any advice please.

Location: California