Seller Finance Question

[Scot Poore]

Hello All, 

I have a seller finance question someone might be able to answer.
I am a seller financing a property and will be getting a private loan (from the sellers) to finance the rehab. Is there a way to refinance the property with the rehab costs . Would I need those costs added to the mortgage/note? I know I have to wait 6 months to do a cash out refi, but I don't know if I could do a rate and term after the repairs are done and it is appraised since I will be leaving money in the deal.
Here are the numbers. 

PP 162k 

Down Payment (10%)

Loan 146k

Rehab - 30k. ARV 235k.

So basically I would want to do a rate and term refi for 146k+30k = 176k which is about 75% LTV.
My question is what documentation would I need to add the rehab cost onto the loan, so I can do a rate and term asap. 

Thanks!