We like to use 8-10% on ours just to err on the conservative side.

Learn about all the metrics that play into your return (vacancy, maintenance, capex, taxes) and get familiar with common rates, establish your own comfort level (some folks like to use very conservative figures to play it safe, for example).

Once I move out I will conservatively be able to get about $330/month in cashflow after accounting for vacancy, maintenance, capex, and property management.

Am I being too conservative?

It's easy to just assume you will get the rent you have, but unless you see what it rented for in the past, it's better to err on the safe side and choosing something more conservative.

A 50% loan is super-conservative and most people wouldn't be afraid of that. 

I feel these numbers are conservative, but I wouldn't want to promise more than is possible.So, do these kind of numbers make sense?

This may be conservative, but I'd rather be pleasantly surprised when vacancy is lower than I expected.

I suggest being as conservative as possible with all of the utilities, rent, rehab costs, and all of that (within reason of course) And I think  physically observing the property is a very good Idea.

Even if you use up all 65k in equity to make the rehab, and if we are conservative and use the 50% rule, you are still at 10% ROI.