Bridge/Construction or Conventional?

[Lance Dacy]

I just contracted a house in a desirable location/schools that needs a lot of work. We are not scared of that, but got the home at what we feel is a great price and we thinking putting $100k in it will soar its ARV / Rentability (we are going to rent it out). I have an option to do the regular conventional loan and pay out of pocket for the renovation. I was also exploring a bridge/construction loan that would allow me to borrow the $100k in draws and refinance upon completion (owing interest only in the payments). My fear is that while the interest rate is high it's understandable, but also the origination points are 2 for the lender and 2 for the broker (nearly $20k just in fees). When I refinance, I will likely have to pay that again and just didn't know if I am overthinking this (as those are taxable write-offs) or just go ahead and close once and spend my own money renovating. Anything I should be comparing that I am not thinking of?