Where to do a cash out refi?

[Amanda Fulmer]

Hello!! I live in a rural, but quickly growing area in the northeast GA mountains. I am looking to a deal with a cash out refi as my end game. However, I don't know who would consider doing this in my area. As far as I know, none of my local banks offer this service. Moreover, I am finding I am a bit confused on what the process looks like anyway. I understand it as this...I already have a loan on a property, some sort of fix and flip or construction loan. I'm done with my rehab and I am ready to restructure the loan into a typical mortgage. Instead of the bank refinancing the property for the remaining balance on my loan, they refinance it for the appraised value of the property and let me take the difference in cash. Is this correct? Can this be done by a typical bank though or does it have to a hard money lender that offers a higher interest rate? Any advice on where to look for companies that will do this in north GA? 
Thanks for any advice
Amanda Fulmer