I don't include any "tax benefits" in cash flow calculations.2.

You can look them up on your county site: foreclosures, divorce, death, auction, tax liens.

Here is a site LA county site for the Tax Auctions:  https://ttc.lacounty.gov/schedule-of-upcoming-auctions/HTHS

The amount my tenant is paying me per month only cover 95% of my mortgage, HOA, and taxes. 

Probably,because they need to get their tax dollars. 

Highly pressured sales tactics at there 3 day events they do all over the US to get you wrapped into their high dollar coaching programs. Then when you don't have the money for them they coerce you into getting credit...

Also, you don't want to lose the tax free gain on sale. 

The wife did his tax return in 2018 Gross $120k.

So the monthly rent payments received will not cover mortgage payments, insurance, property taxes, repairs, maintenance, etc, and to avoid default the owner will be required to “come out of pocket” for the negative difference. 

For primary residences, lenders typically don't require PITI (Principal, Interest, Taxes, and Insurance) reserves beyond the down payment and closing costs.