Take the higher rate now to cashout refi later?

[Wayne Loux]

I am in the middle of a purchase for a two family property, definite add value with the addition of one bedroom to both units. My plan is to do the work, make the sqft improvements and cash out refinance 6 months down the road. The question I have relates to a conversation my lender and I had, he is offering me less money to bring to the closing for a higher rate from my experience it’s been easier to refinance if the rate is higher than current market rates.  Anyone have bad experiences with a move like this?  Is it easier to get the cash out refinance with the higher interest rate or do they only care about the capital improvements and new appraised value?