analyze this house hack

[Bill E.]

I need some help trying to figure out how to look at this property. I need somewhere to live and I want to house hack. I've been looking at duplexes and found one I like. Purchase price 107000, taxes 2800, insurance 90? A month, PMI 70. I will be using an FHA 3.5 down at 3.75 interest rate. Full seller assist. Gas and electric separate, water is shared. In my expenses I estimated the water bill at 180 per month total. Downstairs is a 2 bed one bath, upstairs a 1 bed one bath. Also has a garage. There is no rental history so I estimated a monthly rent of 1400 total, 5%vacancy, 5%repairs and 10% capex. With all these numbers, it barely cash flows, but its hard to say whether rent could go up when there's nothing to compare it to. What are your thoughts?