House hacking commercial property?

[Bruce Ng]

So I'm looking at a commercial property in Los Angeles county and this area has rent control in place
The property is a 5 unit, and they are all 1/1's. All of the units are making roughly half of market value for rent.
There is a open lot on the side of the property that I should be able to add another unit to. 

I know if this was a residential multifamily, I can kick someone out and move in.
Does anyone have insights on this as a commercial property? 
(Don't forget its California)

Thanks!