when can i refinance or apply for mortgage for a house?

I am buying a house from a auction and i have to purchase this in cash deal only as per auction guidelines, i am borrowing almost 80% from friends and family at this point to close the deal, the zestimate as per zillow is around $ 215000 buying for $ 165000 when can i apply for loan to pay the borrowed money to friends and families, This is New Jersey

My parents are trying to refinance their mortgage and equity line into one loan. Credit scores are 538 and 600. House should appraise for 180k, they want loan for 150k. What kind of percentage rate would they be looking at for a 30 year fixed.
Thanks

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