I own a house with a friend. I want out of the house completely. we dont live in the house and have renters that dont cover mortgage.

The only way to force a sale is through a partition action (court ordered sale), if the other owner is not willing to buy out your interest.  I assume that you cannot find a buyer of your share of the ownership? As for the mortgage, that is a contract with the lender, and short of refinancing or sale of the property, you cannot unilaterally force a removal of your name from the mortgage. This is specific to Florida law and does not constitute legal advice as the facts presented are anonymous and incomplete. This is intended for general education only and does not create an attorney-client relationship. This should not be relied on and you must seek your own attorney client relationship.