need some quick help

So I'm having issues with starting my seeds.i have started some random bag seeds that are doing great but every fem seed I start I'm having problems.either the seed turns gooey after planting or the sprout randomly wilts and dies.soil pH is good just using plain water with a good pH.any ideas on what could be happening.ive never had this issue and I'm running out of good seeds.also what would be a good soil/mix to switch to just in case it's my mix causing problems.

whats the soil you are using?

Your seedlings are damping off (Look it up on google)
I have used rapid rooters and also I have popped seeds in coco or rockwool. Several ways to do it,

That's kinda what I thought but I limit watering to a few drops in the 3oz cups I'm starting them in.im using harvest super powered organic potting mix from Lowe's.