I can give hard numbers upfront and what to expect on return.

(Ideally at least what what you put into it) but if your income tax returns show too little, how can you make the cash out refi happen?

I'd like to get into flips and buy an hold properties but really anything where I can see a return on investment of course.

@Camden Smith,  It's going to be your accountant (or rather your parent's accountant) who's going to file the returns and  knows the ins and outs of their situation. 

Doing things in the right order matters as in most rental markets it would be harder to get good investment returns for example on refinishing hard wood floors for a rental... buyers appreciate/expect refinished floors more than the typical renter... you also would not want to have 5 years of wear on refinished floors to then put it up for sale.Do all that and in 5 years you can still decide to keep it you will likely have massively increased the appraisal value, do a COR and fund your next deal. 

What type of return are you looking for? 

Purchase price $ 510,000 Purchase Closing Costs 10,200 Estimated Rehab Costs 5,000 Total Project Costs 525,200 Downpayment (36.9%) 188,000 Loan Amount 322,000 Loan Interest Rate 5.250% Total Cash Needed 203,200 Gross Rents 61,440 Monthly Rental Income 5,120 Expenses Advertising 25 Gardening 66 Insurance 250 Management Fee 512 Pest Control 50 Property Tax 638 CapExpense 512 Security System 280 Vacancy 512 Total Monthly Expenses (55.6%) 2,845 Monthly P&I 1,778 Total Cash Flow 497 Performance Metrics Monthly Cash Flow $497 Cash on Cash Return (ROI) 3.17% DSCR 1.28 Purchase Cap Rate 5.35% Proforma Cap Rate 5.20% 1% Rule 0.97%

Oh, and if those rent returns become actual, then yes, I reckon: hold. 

Im aiming for 8-10% CoC return.

The banker I have worked with has required me to provide a personal financial statement, copies of past US tax returns, work contract showing my present income and other documentation (foreign mortgage) to show my monthly cashflow.Hope this helps.