they use for total utilities, or broken down by water, electricity, heat if unknown for multifamilies?

There is a reason high value hotels constantly invest in upgrades and redesign, as well as high quality furnishings that can take the wear and tear of high volume usage. 

If you do eventually upgrade to an ADU, you will want a separate meter, so if you could put it in now, would that be something you would do?

You have borrowed too much money from tenants with promise of waiving a few months of rent, which I think was the biggest mistake you have made.You have broken so much trust between landlord and tenants relationship, but it was a great lesson for me.

Activities such as appealing assessed values, shopping for cheaper utility providers, shopping for cheaper insurance, or even energy efficiency upgrades are all on the table.

A lender will be able to speak to specifics, but it might help with achieving any needed upgrades.

just to be clear here.. if all other townhomes are 250k then it wouldn't be worth 350k.. you cant make value go up.. there has to be comparable sales.. so if there are other updated townhomes going for 300k or so then you could upgrade and get similar.. but value is only supported by comps.. you never want to be most expensive in neighborhood.

Home was overpriced, I negotiated against listing agent to a much lower than asking price and invested very little on cosmetic upgrades.

We are upgrading with Luxury Vinyl Plank (LVP) flooring, this is an appraisal point and they last longer than the standard flooring, The extras windows (free), granite countertops because once again it helps with appraisal but also last a long time and they check a box for renters, and a few layout modifications that i believe add more value and let the units work better given the site layout.

The life expectancy of a metal roof is admittedly longer than asphalt, but I think this all goes back to the debate of leaving the CAPEX as is and replacing items when broken, or do you like to prepare and rip out everything old and replace it all to make it last for a long time from the start.