Do I need to make sure that a deal is under 1% & 50% rules?

[Jaekwan Lee]

Hi folks, I am trying to buy a quadplex to house hack for my family. We are planning to occupy there for 1 ~ 2 years and looking for cash flow after we leave. So my plan is to get experience on managing property & maintaining tenants. And right now, I am looking at a deal that looks promising but number isn't that great but also not that bad. But it seems the deals is a little out of 1% & 50% rule. Here is the exact number. 

Property ask price: $486k but rent income is $4800($1200/unit). My mortgage will be $2600+(7.3% rate) so expenses can be $2200 at max as 45%. These numbers are not a house hacking scenario but to check if the deal is good so that I can start house hacking. In short, the deal has < 1% rule for rent to asking price and 50% can't be spent as expenses. I also feel this looks not great because of 7.3% interest rate but also I made it so conservative since I didn't take vacancy rate into account. 

- I am aware that possibly I need to negotiate the asking to 480k to match 1% rule but also not sure if that's convincing enough.