Help with first BRRRR

[Don Pham]

Hello BP community! I will be closing on my first deal in a couple of days. It's for 3 properties, (2 duplexes and 1 triplex) 7 units total. They are in a low-income area (opportunity zone), fully rented. One unit is completely disgusting (the inspector couldn't stay inside long enough to do a full inspection--non of the tenants are on written leases, and I hope to get this one out shortly after closing. Two tenants have been there for over 10 years, while most of the others have been there 1-3 years. I have secured new leases with 5 of the tenants. 

This deal was purchased cash (originally 256k for all, but negotiated down to 226k after inspection), and I planned to simply refinance--the numbers look very good, assuming I didn't massively mess them up. The units all need some level of work, though some obviously more than others. My question is: should I try to BRRRR the property instead, or simply refinance ASAP? There are a lot of factors, so I'll kind of give the larger factors.

Rents for the 2/1 are currently 575-650, and I've seen them go as high as 900 fully rehabbed and slightly larger. The 1/1 are currently 500, and I've seen them go as high as 600 fully rehabbed. For reference, section 8 is about $1250 for 2 bedrooms and $1000 for the 1 bedroom. 

The roof on 1 property need replacement yesterday, one should really be replaced soon, and one is in good shape despite being extremely old. 

I don't see much value that can be injected into the kitchens. 

The bathrooms can use some work (either refinishing the tub and tile surround or replacing the tub with a single piece tub and vinyl surround). 

Flooring is old school tile, and 1 unit has carpet. 

Five of the units have fuse boxes.

They can all use a paint job.

I imagine a lot of the rehab work would be a pain with tenants in place, so I could just rehab as they go vacant, but then at which point should I refinance? 

Sorry if the thoughts weren't all organized--it was probably a bit out of my depth to take on a large project as my first deal, but it seemed like it would be worth it.

And help, general or specific, would be much appreciated!