I have a deal in Florida. Me, my wife, and another couple going in on a foreclosed beachfront townhome in FLA panhandle.  Purchase price is 315K.  Property will appraise for $405,000.  We are putting 20% down and taking a loan for $250,000.  Approved and closing on April 2nd.  The unit needs 15K worth of work.  We want to hang on to our cash so we need to either HELOC or cash out refinance after close.  The HELOC would likely be for about 30K (use about 15K for repairs).  If we cash out refinance we would want a new mortgage for approximately $350,000.  This way both couples get our 35K back, plus we have 30 K to put back in the property.  How quickly can we get a heloc or refi?  All credit scores 750-790 for all four people.  GUIDE ME.