Refinancing low purchase price properties

[Joshua Curry]

My husband (Joshua) and I are new to real estate investing in Rochester and looking to make our first purchase. Recently I've been looking at single family homes in the 30-35k range where we could earn a bit of sweat equity. From previous attempts to buy a property I've learned that lenders are unable to offer mortgages for this price as closing cost are too great a percentage of the purchase price. 

So my question is, if we were able to purchase a property at this price in cash, would we be able to refinance in the future to use the equity towards another property or do the same type rules apply? 

-Andrea