Duplex Owner Occupied where other side's rent is low
I'm interested in moving into my first owned property however, i have noticed the selling price for many of the duplexes in my area run higher than the total rent income from both sides being filled out. I intend to find one where I can owner occupy one half (FHA loan 4.5% interest rate) and inherit the current lessee from the other half of the property. Example, property sold for $210,000 with tenant paying $725 on the other side. My total loan would come out to $1750 a month after everything included. This would cause me to pay $1025 to cover the mortgage while living on the other side. Does a duplex investment like this make sense financially? I don't mind the $1025 payment as my job pays great (70k) in DFW area and allows myself flexibility, however would this eventually become a losing situation if i intend to eventually move up to another duplex after 2+ years as owner occupied? I believe I could get a higher paying tenant eventually on the existing side to meet the 1% rule, but is it worth it to eat the difference in the meantime if I can secure a newish (2000+) duplex with solid foundation, roofing, and decent interiors? Or am I ending up in a negative return on investment?