Need ROUGH estimate of Cash Out Refi Closing Costs

[Leigh Ann Smith]

My husband and I are newbie investors in Houston looking for our first buy and hold property.  It was either on a podcast or here in the forum that I heard that sometimes you have to estimate expenses, but when an available number is out there (property taxes, for instance), you should track it down and use it in your deal analysis.  That's what I'm trying to do.

I understand that closing costs vary.  Nevertheless, the most specific info I have been able to find is that closing costs on a cash-out refi can be "hundreds to thousands of dollars."  I'd really like to use a better number than that.

Can anyone give me any kind of a rough estimate on this example?

Home value - $100,000

1st Mortgage loan amount - $50,000

Cash out 80% of home value - $80,000

Pay off 1st mortgage and net $30,000 cash out

Thanks for your help!