Hard money lenders, and private institution lender/businesses will only loan 70% of arv including the rehab cost, with experience. 

Also, what would you recommend including?

If you include lost rent, damages, etc., then yes, it is very expensive.

I'm exploring options and this seems like a good way for me to purchase the next deal but I'm treading lightly as using unsecure loans sounds pretty risky and of course I need to consider ALL things including their terms, market conditions, capital on hand (about 30k to invest) and my strategy which is to BRRR. 

I have this condo and while it wouldn’t take me in the red, it won’t get me very far ahead either.

My vote is always for including natural light as much as possible.

Cleaners - we paid them a contract price per clean, which included labor for laundry and materials for cleaning (clorox/windex/floor cleaner etc.).

It should be included in the docs somewhere. 

cost me 400 bucks including buying the water heater. 

It's a fantastic strategy to pay down debt.Assemble a team of professionals, including a real estate agent, mortgage broker, and possibly a property manager.