Wash, rinse, repeat every 3-5 years.Personally, I think the best thing you can do is to be open minded and ensure that you have options.

I provide everything except cooking, cleaning and laundry service.  

Cost of rehab vs. level of rent increase and payback period.2) Rent raises, how much and when to raise rents on both existing tenants and vacant units.3) What amenities to add, particularly how to handle laundry facilities.

Even if it is not a savings but close to a wash, I would still consider the refi because it would give me the ability to substantially increase the limits on my existing HELOC. 

Mine did too at first, but reality set in after a few months of washing dishes in the laundry sink, and having plastic hanging in the shower, her enthusiasm waned.I'm not suggesting you don't do it, just pointing out that the idea of it and the reality of it are not necessarily the same. 

The total debt service would be basically a wash with current NOI, and cash flow would be low even with the higher NOI, but it'd be 100% OPM.

The buildings has 6 legal units 3 2/1 and 3 1/1 plus 2 car garage and coin laundry. 

Maybe it just needs to be washed with a vinyl rejuvenation cleaner versus painted.I would post a picture here on BP and get some opinions.

Reasons for physical branches include the preference of my property management to do a stack of rent check deposits at a teller, the need to handle occasional cash and cash transactions and laundry coin.

We lived with it for a while and kept it as storage/ laundry, but it was always the black-eye of the property.