Need Help Analyzing BRRRR Deal W Rising Rates

[Jack Vu]

Hello Investors, 

I've got a BRRRR opportunity in front of me that I could be getting into contract within a week from now.

My main concerns are:

1. Will it appraise at my projected ARV?

2. What rate should I use to be conservative in analyzing the refi?

Details of the deal:

It wouldn't be a perfect BRRRR and I'd have to bring about 16k to close if I wanted to refi at an 80% LTV.

Thoughts?