Inherited tenant really left me feeling like I should’ve bought it wmpty.

If you find a solid, boots on the ground realtor/PM who has experience in the flip business you should be fine. 

Quote from @Nicole Gauthier: @Don Konipol This is a wonderful contribution as well!

These two contractors may not like that area, or just had one bad experience, so it would be great if you could explore more of what other experiences people had/have in the city. 

We also had a transient tax and municipality as well.

I've seen a few different services like it. 

Also, consider lenders that specialize in investment property financing, like LendingOne or Kiavi. 

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

I think its working really well.

You didn't write how much 'sweat equity' you put into this place, but it was likely well worth it given the $400K cash out.