Renting Room in California

[Maria Amaro]

      Hello! I am in north Orange County in SoCal. We're looking at putting in an offer on a house that the current owner has modified to rent out two rooms, each with their own bathroom and outdoor entrance. 

.     The first room is part of the original house and has a bedroom, renovated bathroom, and the only laundry area(with sink)in the house. It can be closed off from the rest of the house, but the laundry would have to be relocated. The old laundry area could become a kitchenette with a sink, fridge, microwave, coffee pot, etc. 

.     The second room with bathroom used to be a sunroom, I'm not sure if it's permitted. There's an entrance to the house through a sliding glass door and also access to the outside through its own door. No sink, but enough room for a microwave and mini fridge. 

     My questions are, in California if someone rents out one room in their house, from what I understand, all that's needed for eviction is a 30 day written notice, no court process. If you rent out more than one, regular laws apply. If I AirBNB one room and rent the other monthly, will I still be able to evict the monthly tenant with a 30 day notice(no court) if need be? Also, the possibly unpermitted work concerns me. It looks well done, but will it affect the appraisal? The owners are asking a million, and have had it listed for over two weeks, which is a long time in this market. They also had it listed in 2013 and  2014 without it selling. Another house we looked at today had back to back tours and booked solid and this one didn't have any other people there. I don't know that we could offer less in this market, but I'd like to, the home is well maintained, but needs some updating. We can afford the monthly without renting out the rooms, but would be nice to be able to rent at least one. Thanks in advance for any responses!