@Jason Merchey In my experience, we've always accepted a signed lease regardless of age (+ proof of deposit if its brand new). 

@Jeffrey McKee the facts seem to be:- You collected a $1200 deposit from 4 roommates- You agreed to let them break the lease and agreed not to charge them- You experienced to no vacancy loss- You never sent an itemized list of deductions or returned the deposit- The only costs you mention are $414 for carpet cleaningTo summarize, $1400 minus $414 is $986 that should be returned.

Is an itemized list from a contractor and proof you paid them enough if questioned about a passive loss?

Of course when it’s not owner occupied there’s opportunity to collect up to $780 or so on the owner occupied unit which is updated.

What sort of proof do i have to show before i can claim exempt status (not sure if its state specific, im nc)?

If you say that you are a cash buyer, be able to show proof of funds.

I am ready to file an eviction but know this can be a very long process and want the tenant out ASAP does anyone has any recommendation as how to keep the tenant accountable in this process also is it okay to still collect rent and start the eviction process? 

I talk to my sister about it more into detail of how beneficial this can be and I’ll ask for referals for banks that can get me out of having proof of income.

We are collecting $4,160 in rent, which covers our $2,950 mortgage and the $1,000 in utilities/supplies/cleaning service.

I don't think it's fair for him to add additional costs without my approval so I told him I would pay for the extra material and his labor but not the additional items he added which I think is completely fair. now he is saying he will send me to collections to collect the full amount am I in the wrong or is it justified?