its a 6plex currently and plan to make it to it's legal configuration of 5plex (here is one of the upgrades, still a work in progress)

Upgrading to a Central air is an absolute necessity in both buy and holds and flipping in my opinion.

I was hoping to use the BRRRR method to purchase, rehab, and refi but the property is in good condition and it doesn't make since to do luxe cosmetic upgrades because the neighborhood doesn't call for it yet.

Standard repairs (bathroom, paint, roof, electrical upgrade, clean up etc.).

You have to get your provisional license and find a company to hire you for a year before you can upgrade your license to a permanent salesman license. 

The property itself is in good condition; new roof 3 yrs ago, 3 phase elec, solid HVAC, 16ft drive thru, 2 roll ups, 2 docks. needs no current upgrades(technically, everything except roof, structure and parking lot is tenants responsibility).

Electronics are (unfortunately) just incredibly disposable and easy to upgrade.  

But did buy a house with significant water damage, broken windows, etc.

He's about as accurate as a broken watch when it comes to details. 

So I think there is a good opportunity of you are willing to deal with some cosmetic upgrades like painting and flooring and later tackle kitchen upgrades.