My question involves landlord-tenant law in the State of: New Jersey

I have a tenant who moved in 11/1/18, lease states that rent is due on the first of the month. The rent is consistently late, 3, 5 and 6 days as well as not yet being paid for Feb. This tenant also has overnight guests. The lease states that guests can not stay more than 10 times within a calendar year without written permission which I have not given. They have already exceeded the 10 days for 2019. On the issue of rent, I am often given the run around and get told that I can pick it up at a certain day/time and am told for one reason or another that I need to come back or that they will drop it off at another time. I often get the impression that they are just doing this to be difficult. I am wondering if I can terminate this lease due to the repeated violations. Also there were a few times I needed to have contractors come to the house to make repairs and the contractor was either denied access or no one was home. In all of these instances the time was mutually agreed upon between the tenant, contractor and I. When I come to the house to pick up rent, meet contractors, or address issues the apartment often smells like they have been smoking weed. I would like to begin the eviction process or terminate this lease and would like to know the best process to follow.

Thank You