Add at least $3k per year to any repair and maintenance expense you’ve assumed in your expenses calculation 6.

You won't know the ARV correctly or the repair costs so your budgets will be crap.

Depreciation helps reduce the taxable rental profit, potentially bringing it to zero or even creating a loss, which can carry forward to offset future rental income or other capital gains.For high wage earners, other tax strategies could include leveraging cost segregation studies to accelerate depreciation on rental properties through bonus depreciation, taking advantage of tax-deferred exchanges (like a 1031 exchange), or maximizing deductions related to property expenses (mortgage interest, property taxes, insurance, repairs, etc.).

You should only do cosmetic repairs.

This is a "repairs".   

There is always the risk that after you do the repair, the the system fails quickly after that. 

The repairs required by Section 8 after the initial inspection were pretty minimal, but I've heard that there are grants and certain lending programs that were available for Section 8 landlords (such as the Community Investment Program).

IN case the house you bought needs urgent repairs because of some natural events .

I am trying to finance my repair and renovation for a duplex investment of 2500 sq ft property that I recently purchased.

what about capex, repairs, vacancy, property management?