You can search BP and you will find a plethora of coastal Southern California people who added an ADU and have been disappointed with the valuation given to the ADU.  

The cash flow is now a bit disappointing- $1662 annual cash flow on a total down payment of $48,725 (3.4%).I guess I just want to get some agreement that this is not a great investment.

Unfortunately there where major foundation and water problems going on with the property that led me and my partner/real estate mentor  to walk away from the deal.Even though I was very disappointed that I was so close to finally closing on my 1st rental property and it fell through I'm still very passionate about real estate and becoming a full time investor in the future.

Or am I walking into a flaming pile of burning disappointment?

My only disappointment was that you didn't use more caps lock in your second comment, as I was confused at which parts you wanted to indicate yelling/emphasis

I justified by comparing the 10% I would be handing to a property manager for disappointing service.

I'm disappointed to hear about the experience you've had with us.

@Val Williams - Glad to have you join the BP community, you won't be disappointed. 

If I get appreciation/refinances that's awesome but I am not factoring it into my plan because I would rather have it be a pleasant surprise and a boost than a disappointment that it didn't go as planned.

Anything less than big things would be a serious disappointment.