It was my mistake for not keeping up with my prices, so I ate the loss. 

I was recently in OK on business and have a great time..ate some of the best food I've had in years.

I ate the best pizza in South Africa, I got mugged in Cuba and then got my money back when I mugged my mugger, I got lost in the Sahara desert, I used the toilet in Ghandi’s child hood home, I met a girl in the Czech Republic and then another one in Thailand and then Spain, I ate amazing beef in Argentina, I partied with Russians in Moscow’s until sunrise, played soccer in Ghana and Turkey and Brazil, I saw the most amazing sunrise in Vietnam, I had Guinness in Ireland which taste better than anywhere in the world, I met my wife in Ecuador, I met incredible people everywhere and so on and so on and so on.

Therefore, you would need a sponsor/partner that has the resume to close the larger deal you ate hoping for.Regardless of how confident you are, or how intelligent you feel, it is the lender that you need to convince.

but you bet they will blame the servicer whenever they miss a payment, or whatever, leading to a bunch of "the dog ate my payment and they made me pay a late fee!

Lets say maintenance ate 15% of that up, we are left with an $87k+ net positive. 

I felt like I had a decent January but then added charges from my rental company ate up all the income, so I guess I'm trying to do my due diligence now.

This is most likely exactly what is going on - the 10 cap is rarely ever hit because the metrics, hassle and complications of qualifying often becomes too much (which also ticks up towards worse overall terms which can include fees) - the math makes a lot of people to move towards Non-QM/DSCR right about this exact point (I generally always point to "property number 5" which looks like you situation to a tee)

And the mentors sat with us and ate lunch with us, and gave us free information and resources at the lunch table!

I've tried to eat before going to a restaurant to save money... but what ends up happening is I buy food at the restaurant because it smells so damn good, and end up bloated as hell on the couch afterwords, because I ate 2 meals lol.