They ones that need new roofs, have broken pipes, no heat source, or have water damage.

They've broken the lease again and again.

Advice NeededTLDR - Spend an additional $30k now to upgrade the sewer system on-site while the contractor is already mobilized or go with a sewer injection pump which is likely a viable solution the will last for years with proper maintenance. 

The goal is to figure out how to access the equity to upgrade all of the properties rented.

And at the same time I would by upgraded hardware something more modern.

You do not want the tenant coming back after an incident has taken place and blame you for the door being broken, not locking, not latching, etc... 

I'd be willing to assist in a chatroom upgrade project if you like.Josh Gesler

I know the roof was recently replaced and the largest unit 4b2ba has had some upgrades done.

I'm certainly not advocating holding your rent @ $400 when the market is @ $700, but take into account the NET amount you are making on your tenants when deciding if its worth it to trade a 3% rent increase for a possibly broken business relationship with your client.

Thinking I want to buy wholesale or below value enough that some minor cosmetic upgrades and time might afford a refinance.Even still I understand the risks with this method.