A seasoned real estate attorney can make sure the right deed is being utilized for the transaction (i.e. warranty deed or special warranty deed). 

I asked him if he could help pay for utilities, internet and Netflix. since his occupancy was sure to rise the utility bills.

Location is fairly good, land is on a major rd and the back part of it connects to an established neighborhood with older brick SFR’s All units a tenant owned, utilities aren’t included and overall condition of the park is on the low end.

House has about .3 acres of land.We have an opportunity to move into an apartment rent/utility free.

That's 5 minutes of number crunching. 

I live in Cypress, Ca just a few minutes from Long Beach and am very familiar with this area.

Tenant is responsibke for all utilities and lawn care/upkeep.

This includes the following:Vacancy (minimum 8.34% to 10%)Tax (Check County records)Insurance (Get a quote)Property Management (10%)Utilities (contract utility companies)Repair/Maintenance (5% - 10%).

It’s a single family home with a full apartment-like in-laws suite upstairs that can’t be rented as a separate apartment (no separate utilities, permits, etc.) 

You’ll be cash flowing even you set aside a budget for Utilities and Property Management.