Trying to do the BRRRR strategy. HELP!!

[Mo Nelson]

I am a joint owner with my aunt on a tri-plex property in Lawrence, Ma that my grandmother has left us FREE AND CLEAR! My aunt is looking to be bought out so that she can take her money and go. The property is in poor condition needing major repairs (roof, siding, some plumbing, electrical, asbestos removal and much more). I qualify for enough money to rehab property and hopefully buy her out. I am estimating the rehab cost be about 150k. The bank has told me that a conventional re-finance would be best so that I can pull out 80% or less of the estimated value after repairs to cover the buyout as well as the rehab. I don't plan on using 80%. If I re-finance now to do the buy out and rehab will I not be able to do it in the future using the BRRRR strategy? I would like to do the full Buy, Rehab, Rent Re-finance, and Repeat. Am I missing something by re-financing before rehab and renting?

I hope that I'm clear. Thank you.