Together, it worked out for me as their combined income allowed them to always make rent. 

The house would be our primary home and would rent out the mobile home.

Anything worth buying would be $200k+ with most rent in the area going for $1,000 per month.

However, the house is not selling, having me consider more than once to rent it out, tap into my equity, and purchase a fixer-upper triplex in another part of town (where I would also live).

What's at risk is it may not cash flow and renting is not so common in South Jersey, but I would feel more comfortable investing in a good area where schools are decent to good, and tenants are likely to care more.

If you are open to the idea of renting out your current house and moving somewhere else, then you can look into primary residence financing such as FHA loans which allow for 3.5% down payment options.

The current sellers are open to living in the current home we will be buying for up to 6 months and can pay me rent during that time (like a leaseback) , can I combine that with a bridge loan for (6-8) months to get me past that period.id assume my loan wouldn’t be the same rate as no longer could it be for a primary residence as they’d still be living in it.If i purchase the home and do a lease back for 6 months to the new hluse they are building is finished would I even need a bridge loan?

If your property offers an individual the best deal for the price, she will rent from you.

The building is effectively 50% commercial and 50% residential (both in SF as well as projected rent roll).

Consider all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.