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I have reviewed your prior conversation, and the case law that was provided by the prior expert is both on point and helpful.
I would suggest a slight difference in approach however.
In non-payment cases, it is almost always easier to make a 10 day notice to pay or quit as opposed to trying to force a "notice to quit" based on the fact that the tenant has repeatedly failed to pay.
The problem here is that if you force the issue and wind up in court disputing whether or not 3 times is enough to constitute a non-curable breach, or if the court is going to rule that you needed to wait for your tenant to breach more times, it is simply going to cost you more money than you have already invested in the problem.
On the other hand, if you simply give notice to pay or quit and the tenant pays, you get your money with the delay.
If they do not pay, move promptly to a forcible entry and detainer, DO NOT ACCEPT RENT AFTER THIS PERIOD, hire a lawyer to do this for you (I do not recommend that you do this on your own, although you absolutely can if you decide to do so). In the eviction action you would then utilize the case law cited by the prior expert, show that the tenant has repeatedly, and the court should order the eviction (legally there is no other option for the court).
So, while it may be frustrating to "give the tenant one more chance", strategically you are building a stronger case towards your eventual eviction action (you say you have had to do this 3 times in the past, you will want to build as strong a case as possible for a fourth and final one).