It's good to be back on BP and I plan to utilize it the right way moving forward.I appreciate your feedback too!

Here is what I would do if I were you starting out:First, utilize all the free resources on here to gain valuable knowledge from experienced real estate investors.

They are fairly common once you have built up enough equity.One tax issue that you may want to be aware of (if the commercial property is in an entity like an LLC) is the debt-financed distribution rules. 

The second bath is nice, but on the lower end not common and not needed.

@Johnny Stacks Turnkey is a very common strategy, especially for newer investors.

They pay the mortgage and my utilities (essentially living and owning a home for free - in your shoes you would be cash flowing).Then, depending on what you are doing for a job (or college), it'd be good to establish yourself at work and save enough for your rainy day account (savings in case you lose your job) and then start saving more for a rental property.

What are some specific structures regarding this built into a lease that may not otherwise be utilized regarding a traditional rental?  

Geico mentioned that the insurance company will ask for proofs to show that it is owner occupied - which means utility bills etc. 

I have a auto body shop that is located in a D class residential area, it was own by my grandfather, he is getting up in age and he is passing it to me. he hasn't done body work in years, he just have been renting the place out to some guys he know for like $220 a month. the utility are still in his name also. my whole idea is to come in, change things around, do the proper things, have a actually lease agreement written out for the tenants, with the new rate increase and rules, there wont be anymore of the late rent payments, there will be a late penalty, the utility will be in the tenants names,I plan to put a security system on the property, I'm new to all of this , its my first property I'm open to advice, suggestions, ideas on what I should do.

That's there, but utilizing it is rather tricky because tenants will cause a fuss.