How much out of pocket money to buy a house?

[Pablo Hernandez]

Hi everyone I'd like to start by apologizing if this gets a little long but I'll defenetly deeply apreciate any comments and inputs you can give.....

I'm extremely new to real estate investing so new that i have yet to purchase my first propert to flip. I've been doing a lot of research online specially here, BiggerPockets is insanely packed with all sorts of wonderful information. But from you guys that have actually done closings here is my question (finally).... How much out of pocket money would i need to purcahse lets say a $200k property? I sort of have a hard money lender that told me as long as i can "show" that i have 20 or 30 % of the value and of course the deal has to make since, that they will loan 75% on the ARV so saying that i get the property plus the rehab cost still while still under their 75% meaning no money out of my pocket for the actual loan and rehab. What are the actual cost that are inevitable coming out of my pocket. I have a friend thats whilling to put in the "show and tell" money
 (20-30%) which like they told me as long as the house with the rehab cost stays under the 75% arv they are loaning my friends 20-30 dont get touched hance "show and tell" money. But i know that theres appreiser fee, insurance fee, closing fee i belive thats out of pocket right? And im guessing a few more fees I'm missing. Please any information will help me I'm looking at some properties and dont want to realize i couldn't do it at the last minute. Sorry for the long article/question. 

Thank you all in advance.