Rates are on the way down, meaning Spring will likely bring a new wave of demand to the market and folks will look to refinance their home, taking cash out to pay for life needs, and also likely to splurge on new toys.

But to answer your question, yes each time you refinance, there are closing costs.

Acquisition fees, refinance fees and Asset management fess are 0%.

Quote from @Masyn Grant Barney: Utah had a bill passed (SB240) with limited funding (it has been plenty so far) that gives $20k to first time home buyers in a form of a 0% loan that is paid back on refinance or sale.

I have lost a ton of money, I owe hard money, I had to refinance a property help me get out of it or partially.  

A Heloc is loan that can become a sore thumb if not used correctly and can hurt the property it's on and the users credit.If you are going to use the funds for a down payment then a Cash out refinance is what you want to do to get the cash in hand. 

does anyone know of a credit union, or private lender who does cash out refinance on lots of land??

To enhance your real estate investing knowledge, consider reading books like "Rich Dad Poor Dad" by Robert Kiyosaki, "The Millionaire Real Estate Investor" by Gary Keller, "BRRRR: Buy, Rehab, Rent, Refinance, Repeat" by David Greene, "Set for Life" by Scott Trench, and "The Book on Managing Rental Properties" by Brandon and Heather Turner.

Plan is to renovate and refinance after tenants move out.

You don't need to know everything to get started; you need a foundation to build on, and the rest will come through experience and then refining your education.You can build a basic understanding of investing in 3-6 months.