I am sold plus caliber of renter is off the charts. compared to regular  make 100 or 200 a door C class rentals. 

In general, a HML can offer quicker access to funds and often a more efficient process (less cumbersome as compared to going the traditional bank route).

Compound interestRegardless of your real estate investments/holdings... regularly save and invest in a  low cost (by definition) index fund.Appreciation for compound interest is wasted on the old!

The Certificate of Insurance must be updated regularly.

There's still a cost for going this route, but its much less expensive and time consuming than getting your license.

You might be in over your head if you do the STR route. 

Okay so I will quickly describe the background details of the deal and want to know the best route to lower the taxes that I will owe after the sale of this duplex.

Ask them for their businesses and for their referrals, and then stay in touch with regularly touch campaign of calls/emails/physical mail.Beyond that, I suggest being purposeful (not spammy) on Social Media.

You may just want to be in regular communication anyway if this is a step in their recovery.

I'm ready to go the BRRRR route but if I can't refi I'm going to run out of cash pretty quick.