HARP refinance question (2 parts)
Norman, you are correct on the HARP. Your Loan must be back by Fannie May or Freddie Mack. You can use the following web site to see if your loan is with them: http://www.makinghomeaffordable.gov/tools/does-fannie-or-freddie-own-your-loan/Pages/default.aspx. If the loan is not backed by either,...

Can I use my rental income property to qualify to refinance my primary resident I just rent out last 10 months ?
You need to show at least 12 months of rental income. Then you can use 75% of the rental income to qualify.

Can I get a home mortgage straight out of college?
With your college degree, and you have landed a job, you should not have a problem. You can look at a FHA loan with only 3.5% down and enter the market. Good luck!

Are FHA loans only for primary residences?
It is only for a primary residence. If you use it to purchase a 1-4 investment property, you have to live in one of the units.

For HARP refinance, is there a lender out there that can overlook HOA delinquency rates higher than 20%?
William summed up very well. This raises a huge red flag. Would need to know more about the situation to give a good answer. I do loans in WA, call me at 951-294-8392.