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.

Establish connections with real estate brokers that focus on investment properties.Funding: Explore various funding options, such as partnerships, hard money lenders, private lenders, and conventional mortgages.Make use of your experience in building to precisely estimate repair costs and provide prospective lenders with well-prepared project proposals.Look into any grants or incentives that may be available to real estate investors on a local and federal level.Create a concise business strategy that outlines your objectives, both short- and long-term, target properties, and investment tactics.Remember, each real estate market is unique, so adapt your strategies based on your local conditions.

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. 

Good basis for fighting the ever-more-frequent push for rent control:stlouisfed DOT org/on-the-economy/2024/feb/what-are-long-run-trade-offs-rent-control-policies

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. 

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

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