I bought a property with all cash at closing, after few months, later after finding the tenant I went for a cash-out refi, and took 90% of my investment (as it appreciated value little bit).

The house went to a flipper, and five months later returned to the MLS listed at $225,000.

You can look forward to a possible 8-10% in cash flow returns, meaning about $8K per year, which is about $667 per month.Additionally, when the asset is sold (5 years later-ish), you could expect up to 40-60% returns on your initial capital investment.

Now a year later you want to refi and area comps are 105K.

I'd love to meet up Sunday too, I'm in town visiting family and will head into downtown later.

Later, on bigger pockets, I met a mentor that helped me through my first steps. 

I don’t regret it, but I’ll appreciate it getting done for us later!

This implies the cash flow must recover the negative position before you have legit cash flow.I had an offer on a property (at the start of COVID when prices initially fell) that I was planning on adding an ADU and maybe later a JADU (if the OO rules changed).  

I personally think it is better to confront questions head on and up front, rather than "hope" you don't get found out later.

It does no good to place capital with a sponsor who has an attractive pro forma to find out later they can't be trusted.