Next step, scheduled an inspection quickly, report was okay with minor but not deal breaker kind of repairs.

if you make it to the ninth circuit court you just spent 100k plus in attorneys fee's and LLC structure has no bearing.. and he won.. so end of that discussion.. believe me when I tell you if you are going to get sued you are going to get named personally.. 

I know that its personal preference, but would this be a deal breaker (assuming it still passed home inspections)?

Short circuit that process and just buy directly from the MLS.

HOA is a deal breaker for me.

I could be wrong on this, but to my understanding if the work does not affect the square footage of the house nor the structural components, and is simply replacing a "like-for-like" type product (swapping out an old light fixture for a new one, but the are on the same circuit and panel,  permits would not be required. 

Personally, it would not be a deal breaker for me if had/hadn't a wood burning fireplace - I'm quite neutral on this topic. 

Not a deal breaker necessarily, but a risk to be aware of and mitigate.2.

@Ronin Crimmons In response to your earlier questions about the "MANY" other expenses and what CapEx refers to: CapEx is short for "Capital Expenditures," which are the larger improvements you may need to make to the property, like a new roof, HVAC, replacing the water heater, appliances, components (garage doors, circuit breakers, etc.), structural issues, etc.

Unless you want to tattle on the rule breakers, you have to play the game better.