If these are the only 2 you are going to mail to and really want to make contact, and can't knock on their door, go big.

Cash flow around $200 would be pretty nice and that is at least what I would expect to see per door on SFR.

I hear on the podcast and things I read such as take your debt service, taxes & Insurance, maintenance, vacancy, mgmt, and perhaps cap-ex and then shoot for $100 a door after that.

Reason for asking, if luxury condos sell for 120k, then the 1.3M purchase price is 54k per door just for land, which is nearly 50% of your cost basis.

Many times we can pro forma these units to a 10-11 cap which you won't get in the larger markets. 

Some of the major rehab involves Siding, portion of roof, new sidewalk, splitting electric (new panel boxes and meters), heating (new furnaces and re laying of duct work), water (new water heaters), portion of broken sewer pipe replacement, replace electric wiring to 2 units, new kitchen, bath, flooring, windows, doors (interior and exterior) in all units. 

What am I️ to do or am I️ going crazy running such conservative numbers?

(There is also a back door a half-flight down from the kitchen, but it's far from the driveway and enters into the basement stairs.)There is an extra 12'5" x 6'5" room on the driveway side of the house.

One of my clients is looking to purchase the entire portfolio (51 doors) from a seller. 

Monthly snail mail piece to farm using every door direct mail.