When coming up with ARV for a property, how much is typical to subtract if the subject property does not have a pool but the comps do have a pool?

Outsourcing one of your key value centers means you'll be beholden to others to finance your business forever and will be subject to the success of failure of THEIR business model.  

It happens frequently, can cause some bad feelings, but ultimately no one involved committed a felony level offense.  

If I decide not to sell the property am I subject to any penalties?

And if you run an active business out of your IRA- all of the income/gains/profits from this activity will be subject to UBIT (Unrelated Business Income Tax).

I've read the BP approach on this subject and I assumed speaking to a property manager would be the next step.  

Purchase is subject to Seller's completion, at Seller's expense prior to closing, of boundary survey and any lot-line adjustment/s necessary to resolve encroachment issues and/or any other boundary dispute with adjacent property owners.3.

If you don't have a lot of money to put down on a house, learn about subject to's, or find owners who are willing to do owner financing with a little down payment.  

Being an investor you see things bigger picture so to you and me it doesn't really matter much if we are writing a check this Friday or one next Wed for the work, but you'll be shocked how important this subject can be with certain tradesman.

I’ve been thinking about getting into real estate for some time now (single family and multifamily rentals) and have been doing quite a bit of reading on the subject.