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

Again nothing against the program but I believe there should be an actual INCENTIVE above these other applicants in order to get consideration.I can have a background and employment checked tenant in place in 2 business days start to finish so I need the section 8 process to be easier, faster and more profitable than that.They like to toute the whole "guaranteed" rent collection mantra but we all know that any good landlord with buttoned up processes who is worth is salt is not scared of NOT collecting rent.

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. 

It should be included in the docs somewhere. 

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

cost me 400 bucks including buying the water heater. 

I believe most people (myself included) end up going the online route, and there are many well-reviewed options (and some on Groupon) for <$150.

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.

Plan for every possible exit scenario, including you both never wanting to speak with each other again. 

So altogether,  I spent $60k on maintenance on the 3 duplexes,  that includes appliances, windows, and even a roof replacement.