Good deal? Tri-plex in Oakland, California

[Raja Minhas]

Hi BP,

I am looking at purchasing a tri-plex in the Oakland, California area and would like to hear your thoughts on the deal. Ideally I would like to do a house hack where I live in one of the units and rent out the other 2. I would be using a VA loan to do 100% financing. If I were to live in one of the units it would negative cash flow of about $600, but when I moved out and rented the last unit it would be a positive of about $425. Both of 2/1's would fetch about $1500 a piece and the 1/1 would get about $1100-1200. The area is not that great, but it seems like It has potential to appreciate over time. I am trying to figure out what I should offer the seller. I think he might accept $465,000 however I am unsure if at this price it is still a good deal. I have added a link to the rental property calculator sheet I used so you can see some more numbers. Any advice would be appreciated.Thanks

http://www.biggerpockets.com/buy_and_hold_results/45531.pdf?c=1431556276