New member, possible purchase soon

[Joe S.]

Hi all.  I have found this site to be a wealth of information and it is now my go to source for RE investing.  I've been renting for the past 6 years since college but I am now interested in purchasing a small multi family property.  I am in the Philadelphia area.  Thankfully, I've learned from this site ALL costs that go into home ownership.  This was very discouraging at first, because I thought I was seeing great deals EVERYWHERE but it turns out they were not great deals at all.  I just was not accounting for all costs associated with ownership.  Wow, its HARD to find a good deal!  But certainly it saved me a huge headache down the road.  

Anyway, I've considered my current financial position and I think my best bet to start out would be a small multi family building where I would occupy one of the units.  My initial goal of this house hacking strategy is to live free which would allow me to save more right away because I won't be paying rent.  If I can live there and generate a small amount of cash flow, even better.  And of course, the property has to make sense from the perspective of me not living there and renting out all units.  

So I've been doing property analysis on all areas in and around Philadelphia that I would be comfortable residing.  I don't think I've seen a good deal yet based on the listing price.  However, I may have found one that comes close if I were to get it slightly below listing.  I've put some numbers below....what do you think for a first time purchase?

Price $140k for triplex

downpayment: $10k

loan amount $130k

Taxes $420/month

PITI 1097

gross Monthly income $2,000

less vacancy (200)

less maintenance (100)

less cap expenditure ( 100)

less property manager (200)

Less other costs (MI, lawncare etc. (200)

net income 1,200

So these are not all the numbers but after crunching them even in this 5 minute analysis, it does not look worth it to me.  Not enough cash flow to justify the risk.  The problem is, I've done analysis for LOTS of properties in and around Philly and none seem to work for me.  The only ones that fit the model for adequate cash flow are in neighborhoods I would not feel comfortable living in.  So I want to do this house hacking thing but cant find a good deal!  Is this normal?  Do you agree with my analysis?  What strategies can I use to find a good deal in my area or is it just a matter of checking the market constantly until one pops up?  THANKS SO MUCH THIS PLACE IS GREAT!!!