Duplexes would be an ideal start, just live for free and let someone pay your mortgage and bills.

Not ideal by any stretch.

I could live in one of the 3 residential, use the 1 commercial for my business and rent out the other 2 residential units, but I already have a place to stay that is rent free, so that is why I would want to only use the commercial space, and then keep the other 3 residential as income, and ideally if possible use an FHA loan so I wouldn't have to put so much down.Any other advice, please let me know.

any ideals or best practice in structuring this as an exit stragergy?

if it was an auto repair shop, there could be environmental liabilities.

Ideally they would be based in Southern California, but with technology these days, it wouldn't be a deal killer if they are cross country.

I deal in single family rentals here, sometimes it is an adventure!

My ideal park is buying a B or C park.

Ideally I would like to assign this contract, but if not then I will put this deal on the MLS for around 60k.

Ideally you need to get this purchase price down a few hundred k to make it worth your while.