Ordinarily I would decline to do somebody's homework. But you've put some thought into the questions you posted so I'll make a few comments. You're on the right track.
One thing to understand is that commercial leases are rarely regulated by statute and I don't recall anything in CA statutes. But you can check the L/T statutes that start with Section 1940 at:
Commercial leases are governed by the terms and conditions of the lease. So, what the lease says is what the parties are obligated to do.
Let's move on to your questions. A lot of your questions can be answered by looking at the lease itself. I'll mark the questions as good or bad or iffy with a brief comment.
can we sublet, relet or that otherwordlet?
Good. The lease will either allow it or not. If allowed, the next question is what are the conditions imposed by the landlord with regard to a replacement tenant?
is there a penalty in the lease?
Good. There could be a penalty written into the lease. But there is also an unwritten (common law) penalty in that the landlord could be entitled to the unpaid rent for the balance of the lease or only for the time it takes to re-rent. The next question on that should be: Does CA case law require the landlord to mitigate or not?
how big is the security deposit?
Iffy. Might mean something to the tenant as to how much money he stands to lose. But since he's going to lose it anyway if he breaches the lease, it's probably not relevant.
can we make an offer to the landlord or bribe
him with food and wine to let us out of the
Bad. The real question is how much money will the landlord take to let the tenant out of the lease?
are there any defects in the property, or is
the landlord acting on items that need to be
Bad. That the landlord might be breaching a condition of the lease gives the tenant legal remedies for the breach but does not give the tenant the right to get out of the lease, only to seek remedies for the breach.
are there any unexercised options in the
lease that would be helpful to take advantage
are there any alterations/upgrades to take
Iffy. Again, might mean something to the tenant with regard to what he's giving up. But tenant improvement stay with the property regardless of whether the tenant stays till expiration or not.
Good. One might look for an early termination provision that might limit the tenant's cost to move out early.
is your goal to downsize or split altogether?
Good. The landlord might be willing to move a tenant into a smaller unit to avoid the loss of the tenant. That could work if there are unrented units available.
Consider re-negotiating the lease
terms/payment or want out completely?
Bad. That's essentially the previous question reworded.
Will you be called to active duty with the
reserves or something?
Bad. While the tenant might delay a lawsuit temporarily under the Soldiers and Sailors Civil Relief Act, the lawsuit will eventually be served.
is there a cancellation fee in the contract?
Good. But already covered in Q 2 and Q 7.
are you terminally ill?
Bad. It's irrelevant.
are you filing bankruptcy?
Good. Certainly a factor in deciding to pull the plug and just abandon the tenancy.
will you be going to jail?
Bad. It's irrelevant.
are you prepared to pay the remaining 6
months on your lease if you or the landlord
are unable to lease it?
Good. The tenant's financial condition is important (to the tenant, anyway).
Do you have AFFLACK?
Ben? Or the Duck? Anyway, bad, that's irrelevant.
Did the landlord breach his duty? and/or
failing to perform?
That's a reword of Q 5. Same answer.
Are you willing to pull an I Love Lucy stunt
to drive the landlord crazy until he begs you
to move out?
That's funny. But I wouldn't put it in your assignment.
i am not sure what my teacher wants me to do
Seems clear to me. You've got the questions covered. Where you find the answers is primarily in the lease. Anything that's not in the lease is subject to what you can get the landlord to go along with. You might add that were this a residential lease you would also be looking in the landlord tenant statutes for the rights and obligations of both parties. As for consequences of breaching the lease, they are lawsuit, judgment, post judgment enforcement that includes, but might not be limited to, wage garnishment, bank account levy, lien on home, trashed credit, seizure of non-exempt personal property.
Can you help me by guiding me to a
website/article where i can get my facts on?
For two paragraphs you've probably got all you need right here. You're not writing War and Peace.
I have a feeling there may that 6month thing
is something i should be looking out for...
is there a 6 month statute with regard to CA
commercial leases? she threw that in there
for a reason i am sure lol.
I don't see that at all. Probably 6 months left on a 2 year lease was the first thing that came to mind. Easy numbers to think up. Again, you're being asked for two paragraphs. There's a limit to what you can put in two paragraphs and still make sense.
Write your two paragraphs based on this discusson and post them for me to look at.