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

The administrative process for ALE to place tenants just takes way too long.

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. 

Probably,because they need to get their tax dollars. 

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

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

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

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...

Thanks, Tax.

However, you could still have - cashflow on paper, but still break even or potentially have + cashflow on your taxes.