how many different way can you cash out at the setllement table on a purchase that has equity in it

[Jerome E. Fields]

Can I offer a lower price to the owner that is agreed upon   and then get a  higher mortgage and cash out on the difference?

The property has enough equity in it to do so, their are improvements that need to be made?

How do i structure the deal and Why? so i can cash out a the time of purchase  and don't have refi at a latter date in order to cash out?

An how Can I defer my mortgage payments until after construction is completed?

(there are interior improvements as well as capital new construction going from a single family unit to Multi- family mixed use with less than 30% of the property will be retail commercial it is zoned com/res)