If you take 10% of that and it's greater than the annual PM fee savings compared to a company with R&M markups then you can be fairly confident that, on the average, you will loose money every year (again, only looking at this one issue is not a wholistic approach to comparing options but will highlight the costs aspect).

Key thing in your response is the little details you dropped that highlight you did things very wrong to begin with, you gotta own that, you started that whole deal wrong so it was inviting problems.

I see what you highlighted, let me clarify that this is his first time doing MY RE taxes because this is my first investment property.  

@Jason AvilaFor sure, this is why I'd highlight again, talk to your lender and get them to run your DTI under that scenario before you go ahead and do it.Selling the car and taking a short term loss now, in order to qualify for the refi and solve all of your debt problems at once, seems like it would be worth it! 

They should be able to help call out any issues (or highlights) as you’re doing a walk through.

In my opinion, the pandemic fast tracked and highlighted the difficulties due to poor financial health, but didn't directly cause them.  

Why are there any discussions or forums praising or highlighting the "good" lenders for both private money & hard money?

You could turn the number of times that contract mentions/highlights/capitalizes something about "not being related" into a drinking game, lol. 

Or if anyone can highlight how to find this info on my own!

Discussing the 50% rule when comparing expensive cities like LA and inexpensive cities like Cleveland really highlights the weakness of the rule.