Duplex Analysis is it worth it???

[Peter K.]

Would you do this deal? Why or why not?

Duplex (2 units), 3BR/2BR each Unit.

I am looking to live in one of the units, the other unit is already occupied by tenant @ $800 month.

Purchase Price: $138,000

Loan amount: $124,120 = Will be using VA loan so no PMI

10% down ($13,800) @ 3.75% interest

Breaking down the analysis:

Rent collected: $800/month

P&I: $575/month 

Tax & Insurance: $281/month

Total PITI: $856/month

Misc expenses:

Vacancy: $67/month (since it's one unit I'm accounting for

Repairs: $133/month

Capex: $128/month

Property Management (I'll mostly manage): $80/month

Total Misc-expenses: $408/month

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Total PITI and Misc-expense: $1,264

Cash flow: (-)$464/month

My plan is to live in one of the rooms, rent out the other 2 (house hack) and hopefully collect $500/month from that (but looking at it passively, if I don't have roommates, then I'll be losing $464 month)

My goal was to buy a multi and live in one of the units and rent out the other units, hoping the other units would pay for my Mortgage so I can live practically free. But this isn't the case here, I'll be paying roughly $464/month to live in the unit unless I get roommates and house hack. It would be a great cash flow property if I moved out and rented both the units for $1600 total but that isn't likely at least for the first year as my primary residence.

I have a full-time job so I can pay $464/month but I don't know if it's worth all this? Share your thoughts.