I would like to see some easy to install meters, a seamless portal with automatic reading, billing, and auto pay so tenants can pay their submetered utility bills to the property manager.

The anonymity may have utility for you, but aside from that I don't think it is going to provide additional outside liability protection.  

I am very concerned with the idea that the "landlord pays to utilities".

I find it often roughly offsets the carrying costs from my HML/utilities/taxes/insurance during the remodel.The top of my range is subjective.

I was happy to utilize an FHA loan so I did not have to come out of pocket much to acquire the property, but I honestly did not know much back then!

Looking to utilize BRRR strategy and or use a HELOC to purchase a investment property.

Other times a cash out refinance will not be suitable is if you don't want to take on additional debt or the new payment will take you cash flow negative.It seems you have a goal of how you plan to utilize the proceeds of the refinance, so that is a good reason to do the refinance, but you will also want to look at all the other factors to make you final decision.Best of luck!

There are 17 units currently being occupied through HAP support, which also have their utilities paid for by the landlord.

The move in date is December 7th and is a month to month lease at $650/month (not including 50-70 a month for utilities).

The biggest bonus of it will be the utilization of a low down payment loan as you are buying the property as your primary residence.