I'm having issues trying to determine what my ARV would be after renovations to determine if the numbers look right.

We did a total renovation - New TPO roof, New Windows, New Plumbing, New Electrical, New Base Board Heat, New Window Units, LVP flooring in the common area, Sanded and Painted Hardwood floors in the units, New Kitchens and bath for each unit.

You have a way better chance of forcing appreciation through renovating a fixer upper than you do purchasing something that is move-in ready and hoping it appreciates.

After a 13 yr tenant moved, I renovated my 4bd/3bth rental in Livermore, CA. 

I had cash from a previous condo that i renovated and sold Lessons learned?

There aren't many multifamily properties (mostly condos) and buyers don't seem to be very interested in renovated properties.  

With their back office, one of the tools had templates for room by room renovations.

If you would allow me to spend my two cents, I think I can help stretch your money a little farther.A lot of banks do want 15-25% down on the purchase price and will often loan 100% of the renovation on top of that. 

I don't think it makes sense to refinance unless you have some serious equity in it.If you do, you would want to wait until the renovation is complete and it's fully rented as three separate units so it appraises for a higher value.

Completely renovated with refinished original hardwood floors, fresh interior and exterior paint, granite counter tops, and oil bronzed fixtures.