I have a utility room that mirrors another unit in size, but it has heating oil, boiler and circuit breakers in it currently(all old, barrel plug circuit breakers and nearly 50 year old radiant boiler heat system for other 5 units)I was thinking of switching to mini splits for the units and moving the meters/boxes to update the failing/antique stuff and add another monthly rent check.

Here's how my leases read:AMENITIES:The following checked items are furnished by Management as a courtesy to Tenant and are not to be construed in any manner as a part of the rental paid by the Tenant:[ ] Stainless Kenmore Refrigerator [ ] Stainless Kenmore Stove/oven [ ] Window Coverings, 10 mini-blinds and one four panel drapery.This/these items are personal property which have been left at the Premises for your convenience.

In fact, since you are in a mild climate a d the properties are small, you might be an ideal candidate for mini split HVAC systems.  

I also see that BiggerPockets is a fantastic source of information and mini mentors.

It was with a sigh of relief that I granted the request of the tenants to be released from their lease when their jobs transferred to the far side of the metro area.Two important lessons we gleaned from this mini-debacle are 1) nothing is more important than leasing to good quality tenants, and 2) having a property that shows well and is in a fact an up-to-date place that’s nice to rent is critical to attracting and retaining good tenants.As this was happening we were also learning the ins and outs of the local eviction process as we evicted tenants from two units who were non-payers.

Depending on the area to be climate controlled, we use these for areas where it's not conducive to install ducting.https://www.gpconservation.com/ductless-mini-split-wall-mounted-heat-pump-air-conditioner-outdoor-unit-12-000btu.html?

The super bowl is like a mini olympics.  

I suppose that could even look like a second little mini-boom in some cyclical fashion since demand rises but rates fall.

Michael Fratalia Thanks yes I'd probably scrap the idea if it involves going in front of the mini fiefdom of the board of selectmen.

I also change all the light fixtures to brushed nickel flush mount lights (Home Depot 2 pack 22 bucks), change all outlets, switches and plate covers to white, replace old and mismatched carpet and put mini-blinds in all windows.