Going from Hard Money to ReFi

[Ryan T Owen]

ok Guys or Gals need Help! i have a property that i am going to purchase for 55k (arv 125K) The plan is to use hard money 14%+4points. to  fix the property approx 25k rehab into the property! the problem that i have is when i go to do rate/term refi how do i calculate everything i put into hard money with the refi  to make sure my end calculations are correct (cash flow) ?the rent on this property is 1300 a month Taxes are 3163 and  when you do rate/term refi do you also have to put down 20% also  for a cash out refi ? thanks in advance i just want to make sure i have all my T's crossed and my I's dotted:) credit is good and have decent reserves so hope someone can help!!