Rather than searching out a tenant, instead do an all out, exhaustive search for a property manager (look into credentials, experience, terms, etc and on this site and online about how to get the best the best one possible).

The copper pipe cracked in the wall and took 2 months to get HOA to fix it, which left the walls damaged.

One major one is that on a very cold winter day they set the thermometer to be lower than 40F (they didn't stay inside the house) and the pipe to the dishwasher (in the kitchen on the first floor) got broken.

Oh and a leak i=under my bathroom sink they supposedly fixed and i found on the other side of the wall( my closet) that there were black stuff on the other side of wall that had fell off( its a wall piece that comes off to get to bathroom wall pipes) all they said is that is was a fungus... any who i have work orders and i want to know how to go upon getting out of lease.

There are times when I would continue to proceed and put in an offer anyway but there are also times when I stop and move to the next deal.That is where I'm saving time so that I'm not exhaustively underwriting every deal I come across if the seller isn't going to be realistic on the valuation. 

As is often mentioned as your first step in protecting your assets, get a nice umbrella policy, just don't expect that your insurance company won't try to weasel out of it via section 2,  paragraph 7. clause 15 when that two million dollar slip and fall comes down the pipe .  

The 100k house had pipes burst and had water damage throughout the house.

Maybe another realtor can pipe in on your above scenario.2) You never know what a bank will accept. 

Check your local laws, and if your heating system has a timer, you may want to reduce the nighttime temperature by a few degrees, if your water pipes are not particularly susceptible to freezing.

Properties tend to be older, so when you do a rehab you often need to replace electrical, piping, etc...I think newbies look too much at the current rent ratios cash flow and not enough on the vision for adding value and increasing rents.