House hack deal review

Good afternoon BP,

I'm looking for some advice on a house hack duplex deal review.  This will be my first home purchase that I plan to live in one side and rent out the other, probably with a roommate on my side. I'm looking at offering ~180k (owner wants 194k) for the duplex. 2 Bedroom, 1 bath each.  Good location near downtown but on a medium busy road.  Kitchens are a little small and the bathroom is on main level, bedrooms upstairs.  House built in 1880, remodeled in 1930.  New roof, one new water heater, separate utilities.  Current rental rates are $700 and $900 with leases up until 12/1/2018.  All numbers are using 1 month/ yr vacancy,10% R&M, 5% CapEx, 8% property mgmt (Currently under a contract to Dec but plan to cancel after). The property has historically rented higher $900 - $1000 when on market in spring vs winter per owner.  Planning to purchase with 10 - 15% down FHA or conventional mortgage.

Full rental: Cash flowing $42 total

House hack with roommate: -$131 cash flow - costs me to live there

House hack without roommate: -$443 cash flow - costs me to live there

Thoughts on if this is worth it?  Doesn't seem to make sense with it being a full rental but I think I can add incremental value to the property to increase the cash flow.  I don't think this is a killer deal of a home, but with house hacking I think the numbers could work over continuing to rent from someone else. 

Separate question: It's currently under a rental agreement until Dec and I plan to live in it then.  Any suggestions on how to work with banks to get FHA owner occupied loan if I can't move in for 6 months? 

Thanks,

Andrew