Living for free but no cash flow

[Edward Bowlby]

I am considering buying a duplex and living in one unit while being the property manager of the other. The purchase price is $104k and only needs cosmetic rehab. The bottom unit is a two bed one bath renting for $800. The top unit, where i would live, is a one bed one bath renting for $450. Tenants pay utilities. The taxes are $2700 and the conventional 3% down loan is at 5%. The average cost of living in my area at the lower end is $600 a month. Is living for free a good investment or should I find somewhere to cash flow as well?