Cash out refinance when I already have debt?

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Hey guys! In august I bought my first property that I’m doing a live-in flip. I’ve been working as an acquisitions manager for a wholesaling company so I’ve gotten pretty decent at knowing a deal when I see one. I bought this house for 140k and arv is 260k-280k. I’ve gotten quotes and it needs about 25k ( I think more like 30k) of work to be worth that.

My goal is to do a cash out refinance. The only thing is that I don’t have the cash on hand to pay for repairs out of pocket.. I have 37k credit limit on credit cards but am obviously hesitant to use that.. I’m wondering if there’s a better way to finance my rehab so that I can do a cash out refi and pull money out for another property. If I take on more debt to fund the rehab will it be difficult to get approved for a refinance?

My credit score is around 730-740 and I’m 26 years old. Not much other debt just a few thousand on a car. Should I take out a hard money loan? Just save up the around 30k? I have 2 credit cards with $6500 at zero % interest for another year. Should I use those in addition to something else? Any advice would be GREAT! Thank you.