In the future I will try and find more value add possibly using the Brrrr method.

I then want to try the BRRR and stacking method to get into a duplex six months later.I'm open to all and any advice!

I like this method because the closing costs on a HELOC are zero or close to zero, so your not adding much debt by way of closing costs. 

First step is to go to City Planning and have them look at it and give their opinion. 

The BRRRR method is a great strategy, but I have a concern. 

I would go one step further and point out that the food they eat leads to most of their medical problems.

But if you are just offering advice (and from what you laid out, very sound advice), then the most prudent thing would likely be to step back and let them come to the realization that you are correct on their own terms.

Does anyone have advice on next steps on how I can proceed with my situation?

I then created a transactional product for him to legally take title then he put them on his website.. it worked great for a few years.. until we fell out of favor he went right back to his same method since he did not have me to fund his transactional.. side got caught again and this time it was very serious.. 

I like this method instead of CoStar and others.