Sorry to hear about the flooded house, i was in New Orleans when that storm hit, we were leaving that day ( Friday ), lucky are plane got off after delays. that drywall on the outside is a sheathing ( just like plywood ) if i am correct it is Black in color ?

A smart investor takes off the rose colored glasses when they analyze their portfolio.

fence, maybe a natural color similar to the house.Any kind of pavers or even pea gravel immediately outside the back door will help the transition from inside to out.

Consider having it etched - either acid or sand-blast - to change the appearance.If you MUST paint, please use some neutral color - nothing which stands out.

My agent has recommended a thousand or so, but if I really want the deal and I'm coming with cash, trying to close fast, and I think it's a home run, I feel comfortable putting up 1/3 with the ability to get out of the house if I don't like the way it smells or the color of the door.

I am looking in the 8-20 unit range for a multi-unit property.One I found is a 12 Unit building listed at $385,000 in the midwest.It is currently 100% occupied.It has had major updates in the last 3-5 years.Each unit is 2 bedrooms/1 bathroom.Each unit rents for $450 (about average for the area-blue color).The $32,083 per door price seems quite high.I have read many of the topics and seen possible prices as low as $10,000 per door firesale or more realistically about $20,000 per door.If I could get it for $300,000 ($25,000 per door) does it make sense?

This comment as it stands doesn't really provide enough info for a conclusion.If you could include the type of ad you had, what the copy consisted of, your budget, how long you ran it for, who you targeted, etc. if that makes sense.For all we know, your ad could've said "we buy houses" in comic sans rainbow colors and targeted males aged 18-24 in one zipcode who have "recently bought using a credit card online" ... which would most likely not generate any leads and be your reason for not getting good results even if you had a $20k landing page haha. 

Does not include trim (unless it comes with the door), and does not include door knob/lock install or paint.For exterior paint: budget $0.75 - $1.50/sf for two colors + primer and some prep. 

And my own lil pet peeve....Please pick a color that complements your siding.

Having said that, how difficult would it be to get a quart color matched by computer and properly touch up what many courts would consider "normal" wear and tear, and not chargeable.