I've read everything I could find including the new amendments but this hasn't been addressed as far as I can tell.Primary sfr in dfw, $250k value, $170k loanI want to refi to a 1st of $150k and $50k heloc 2nd with initial draw of $20k. 

Including leaks.

I recently had a tenant that complained about everything including kids playing, cats going into her yard, us repairing an oven instead of replacing, etc. 

And if so, what contingies should I include in the contract so if it isnt worth it I can backout if needed.I appreciate any feedback.

Make sure that amount includes all taxing entities.   

While others (including myself) are adamantly against getting personal with the tenant or helping out. 

Careful on internet advice MINE INCLUDED... we are all just people..

They don't cut checks until the first, and I had to sign a form saying I would not evict him during this time frame, which is not a problem.Long story short, his rent, including past due and late fees,  is being paid for by the program. 

,The problem is that you did not sell during the first 5 year lookback period that included your initial occupancy as a primary residence. 

And stop including your phone number @Clint Looper!