Best offer question on tri plex in Oregon

[Andra Tom]

I found a tri plex mls 775184.  3 separate houses 2/1 752 sq/ft. I’d say B-C properties. Rents are 850, 1095 & 1095 although my plan is to live in one for a year. Comps are 370-400k. I’m approved fha at 3%. They have multiple offers and I need to do a best offer by 5 pm. My agent said his investor friend is offering over 400 and that the inspection for the fha is not great for getting an offer from me accepted. 
the seller also has an accepted offer on another property and has to close by the end of April for a 1031 exchange. 
Im in Oregon, 50 miles south of Portland. 
Prop man/water/landscaping= 450 mo. 
I want to do a best offer but I think I’d have to manage it and do the yard work just to break even. 
Any thoughts on this would be greatly appreciated.