You'll have proportionally less upside and thus less room to cover errors and overruns on a project with a new team you'll be far away from. 

I invested 6 figures about a year ago, and only got one distribution and that was only after numerous calls and emails. 

Search the BP for ADU appraisals to encounter numerous examples.

Seriously, looking back, my life is full of numerous examples of things that were labeled as impossible, or impractical, but I somehow managed to pull them off.

You could read 100 books and still need to learn more because certain things must be learned through trial and error.

I also agree that RE appreciation is unlikely to match the last dozen years, but you never know.Where I am unsure we agree is that paying $450k to improve the cash flow ~$3k (your numbers but I expect my delta wold be similar meaning both my cash flow estimates would be worse than yours but both would be worse by the same amount not affecting the difference) makes sense especially if the cost of having the extra $450k is only 6% rate which is historically simple to beat via numerous investment options and hopefully no one is investing in RE for an expected of 6%.  

The amounts of square footage cover is so low the delta becomes a rounding error. 

I tried the "fix it" option on the Stessa site, and it constantly gave me the error that there was a problem with my bank?

I looked at numerous live-in flip opportunities.

You could read 100 books and still need to learn more because certain things must be learned through trial and error.