Timeout w/ Mocha on deploying a contract

Starting to build the following test suite for a contract. It deploys fine on Remix.

I get the following error message.

1) “before each” hook for “deploys a contract”:
Error: Timeout of 20000ms exceeded. For async tests and hooks, ensure “done()” is called; if returning a Promise, ensure it resolves.

I haven’t had much of an issue doing this on other contracts with this setup. Not sure what’s going on here. Am I missing something basic?

const assert = require('assert');
const ganache = require('ganache-cli');
const Web3 = require('web3');
const web3 = new Web3(ganache.provider());

const json = require('../build/contracts/Contract.json');
let accounts, contract;

const NULL_ADDRESS = "0x0000000000000000000000000000000000000000";

beforeEach( async () => {
  // Get a list of all accounts;
  accounts = await web3.eth.getAccounts();
  console.log('accounts', accounts);
  const interface = json["abi"];
  contract = await new web3.eth.Contract(interface)
  .deploy({ data: json["bytecode"] })
  .send({ from: accounts[0], gas: '3000000' })

  console.log('contract', contract);
});

describe("Contract", () => {

  describe("Smoke test", () => {
    it("deploys a contract", async () => {
      await assert.ok(contract.options.address);
    });
  })

});

const OPTIONS = {
    defaultBlock: "latest",
    transactionConfirmationBlocks: 1,
    transactionBlockTimeout: 5
}
const web3 = new Web3(ganache.provider(), null, OPTIONS);