Can i Brrrr a $65k ARV Property in Washington NC

[Christopher Abernathy]

Will the banks even give a $45k Cash-out Refi?  in Washington NC 27889. 

I have a property that is on a fairly ugly street and my comps keep coming in around $60-$70k for my ARV, I'm wondering if I can just pay around $200 - $300 for an appraiser to come out now early and give me a solid figure and also a few pointers on what materials I should and should not replace. it looks like my rehab cost at the moment will be $30k min and maybe even closer to $40k, I'm interested in replacing door jams as well as sheetrock on walls, not just the ceiling and moldings which my current contractor is insisting. That way I get a really really clean fresh look.