Hard money lending investing

[Xavier Mc holder]

A Blog on BP gave the following example:

The after repaired value (ARV) of a potential property is $200,000 and you can purchase it for $100,000 and it needs $30,000 in repair costs. In addition you have to consider the following

$6,500 in closing transaction costs (state/county transfer/recordation tax, title insurance, title work, property insurance, taxes.. etc..(~5%)

$5,200 in lender fees, (~4%)

$7,800 for lender interest payments assuming a 6 month outstanding loan (~6%)

$2,600 in holding costs like electric, gas and water. (~2%)

All of these costs come to a total of $152,100 (including your purchase and rehab costs).

• Your costs will be about $13,000 for realtor fees (5%) and transfer taxes/title costs (1.5%).

My question is, Would the hard money lender lend the all in amount of $165,100 or would they only cover the Total purchase price and construction costs: which amount to $130,000? And do I need to have 13,000 cash reserved or can this come out of the 34,900 profit I would have?