I ran some numbers on a possible deal

You’ll likely always be negative when living in one of the units. If it’s a duplex have you taken into account water or heat costs if need be? Sometimes landlords pay for those, but depends on area.

Your closing costs are likely low. It would be closer to 5k, and likely higher if it’s FHA as it has higher closing costs. What about PMI? Did you take that into account? Since you’re below 20 percent equity you’ll have that as well.