commercial tenant hasn't paid rent the last 3 months

[Edwin Garcia]

Hi I’m hoping to get some advise. I have a duplex residential with commercial space on bottom. My commercial tenant is on a month to month but hasn’t paid rent since November 2020. He wants the rent lower (for 3 months). He always pay late. I just want my money and have him out already. I tried negotiating to lower 3 months but January would’ve been his last month and he decline.
i'm going to start serving him with notice of pay or quit. don't know what else to do.