And obviously you can't really have 2 primary residences because thats not how primary residences are defined.

So, my advice would be to diligently define the scope of work up front. 

Here’s a look at four key areas that are fundamentally defining the market:1.

Most of the people moving in were nice and simply seeking a better life (however personally defined)  The few that were bringing their ideologies and forcing them on others are the real source of angst for the "locals".All that to say this flood of people to neighboring states is nothing new.Despite CA being incredibly liberal and ridiculous in so many ways, it will always be crowded and expensive due to so many natural geographical offerings.

You start by explaining that "abandonment" is defined by statutes.

Clearly defined your goals will help much here.

Ideally, if you have a REaltor you know, you can ask them to give you a comp on the property you're looking at so you truly know what similar houses are selling at right now and can be valued at.

But they complained before they got the letter, which clearly defined a reasonable material/labor cost for each item. 

I'd be concerned about the remaining lifespan of the property's major components (roof, foundation, HVAC, electrical, plumbing)

As always, consult your RE attorney.Going the LLC route makes ownership stakes more clearly defined and offers liability protections but jeopardizes your above-stated goal of lower down payment.