It will still shield liability, if properly setup, and as long as your actions don't "pierce the corporate veil".  

It's possible that the proper operator could double or triple the income of a previous operator if done right (or if they were doing it wrong). 

Unless there's some extenuating circumstance (you're a GC, you're an agent etc) you should deal with as many business resources as you can and you definitely should not be using private money from inexperienced investors until you know how to handle it properly.

. :)If you have the right builder and proper contracts and specs you shouldn’t need to hire anyone to do this.  

Then I was so excited when it came back around that I lost my mind and didn't do the proper due diligence.

HOA fees can add up and you need to make sure it is properly managed. 

However you unfortunately, I believe, are going to be stuck speaking with a construction attorney in regards to the matter (the only person who can give advice on what to do legally here, no one in the forum who isn't an attorney can give legal direction it would "practicing law", i would think you could easily get a consultation), even though what your saying in broad terms seems like a definitive violation it all comes down to what does the contract say and more importantly was it written properly and in a way that can be enforced in an expeditious manner.

Hire a pool company to handle the pool maintenance.In court, the judge will ask if the tenant was trained and knowledgeable enough to "close the pool" properly....how and who trained them?

I'm the property owner trying to make sure I give the tenants proper notice.

Even using a realtor that just runs a CMA can be misleading if that realtor does not know how to properly filter to homes that are similar to yours.