You can do an 80% LTV cash out refinance, but it will depend on the state and if the property can debt service at the higher LTV 

You can also do this on a refinance.Else, you can find private money, take out a HELOC if you have a lot of equity, go hard money and then refinance after, or see if your preferred builder offers financing.

To get it out you either need to refinance which has costs OR you need to sell the property which has costs and potential tax implications as well!

Hold for what--to refinance?

Purchase my first rental property around $500k located within 30 minute drive of my home (North of Seattle), complete my first rehab, refinance, and cash flow positively. 

Faced with the same problem I had to begin with, credit scores aren't great and don't have a qualifying cosigner for any type of traditional loan, mortgage or any type of equity refinance or HELOC, right now at this moment.

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.

Hello all, i plan on doing a refinance soon on my duplex.

If  the Due on Sale clause was called, there was no room to refinance or sell, the seller would have their credit trashed, the buyer would lose the property and the 2nd lender was going to lose everything.

Worse than negative cash flow is buying out of negative cash flow at current rates.Note I put forth certain effort to keep my leverage high   Until the recent rent hikes, it was fairly simple to refinance every few years and keep the leverage without large penalty from rate differential.