Honestly if you are never planning on moving back to the house (or the area), you are not going to cash flow especially after you add in insurance, repairs and maintenance (assuming property taxes are part of your mortgage).You have a friend willing to buy it off market-double check fair market value and sell it to them.

I'm looking for a way to free up my time and invest to give my family a better life.

I highly recommend checking out this blog post and considering these states for your next investment. 

We checked out some higher end condos right on the beach but it never went anywhere.

I checked with my realtor, who also checked with her broker and they felt that the personal contents transfer to the new owner of the property at settlement.I realize that I'm standing my ground over a $200 lawn mower, but feel like if they were given the items, they should've been removed in the months prior to the owner I purchased the property from listed it for sale and also settlement. 

I will check Donny Thompson.

If you need recommendations for reputable local lenders in the Indy area, feel free to DM me. 

I do get the rent in checks and transfers currently to my personal bank.

Once I free my investment capital, I will purchase my next buy and hold.

Once I free up my investment capital, I will purchase my next buy and hold.