Hard money question and how much closing costs to refinance?

[Adam Craig]

I am using the purchase with hard money, rehab, rent, then refinance with commercial lender plan.

My hard money lender charges 5 points on the first deal, 4 points on the second, 3 points on the third ect... Now that we have done some deals, I am not only getting charged 1 point + 12 % interest over a 3-4 month period.

When I refinance - my commercial lender charges 1% on the loan along with around $600 in appraisal and doc fees.

These bank fees + hard money add up and might be worth shopping.

Are these pretty good rates from the lender and bank or can I do better?