You almost certainly have grounds to evict him.

I think you have a good plan, BRRRR is still a great route in the current market, and especially for the states you are already in - both Indiana and Georgia are very well positioned for BRRRR deals in my view / experience

We have well over 100 Five Star Google reviews.

Vanguard and Blackstone have a lot of interest here as well. 

But ya have to make some educated prognostications in life.Add this to the information your processing - What your talking about doing is eliminating around $4000 or interest expense (which is deductible anyway so really could be a real impact of eliminating $2800 or so) of debt in exchange for paying over $10K in capital gains tax (don't forget possible state gains tax as well).  

I do value her as a cleaner and she definitely goes the extra mile and are the eyes and ears on the ground for me.

I did hire a VA to cold call like 12,000 people and it was useless.

From what I’ve read for the NC law as well as what is written in the contract states that late payment in a violation and eviction is enforceable.

Sounds like you found a profitable niche 

Many of them become entitled and create problems, particularly for amateur landlords that don't know how to manage well.