First Time Rehab Help

[Chris Reese]

I have a deal in TN that I think I want to get involved in but I need some advice. The numbers make sense to me overall but the rehab costs are starting to look prohibitive. The numbers:

SFR Price- 64k
Rehab Estimate - 17k
Appraisal - 102k
Avg Comps - 100k
Avg Rents - $1150
My total savings - 25k
My Fico - 710

My question is how to finance the rehab as cheaply as possible. My partner on the ground wants me to go to a hard money lender for the house price and construction costs then immediately get it refied. The fees are in the thousands for orgination, etc so rather than my total costs being 80k, they are quickly ballooning towards 90k. I have about 50k available on Credit Cards, can I somehow pay for rehab costs on my own and get reimbursed with the refi so I'm still only out 20%. I'm new to real estate but I'm decent at business and numbers so I'm not sure what all my options are. What would you do here? Is this even a good deal? Thanks