Las cruces triplex Help me analyze this deal

[Katrina Mullens]

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Using VA loan so 0 down. Will live in 1 unit and rent other 2 out for 1200-1300 mo. If I'm doing the numbers right just to Net $0/mo the most I can offer is $469,000 minus 10,000 funding fee so $459,000. Assuming Max va loan is $453,100 but I'm nervous that I'll pay too much at that price. 

Doesn't appear to be much appreciation in the area though this is the nicer area as per my realtor. I have 2 other properties but neither CashFlow after expenses: have been consuming every podcast episode, so I can try to make my next purchase more informed. Any advice is appreciated.