What does your number mean to you overall?  

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

This requires patience when you have a vacancy and it means having money in the bank to cover the bills while you wait for the right tenant.The most important thing you need when self managing is procedures and processes.

Just because something is affordable doesn't mean that it is a good investment.

She I keep trying to take it down?

But, everyone has to live somewhere, and for most of us that means paying to love, so why not have someone else subsidize that cost while building equity for you. 

Not all investors share the same goal.If it's strictly positive cash flow, you're going to have a tough time meeting that goal while living in one of the units these days in Belmont Shore.Under the current economic decisions, if you're going to live in one of the units, a more realistic goal might be to subsidize your mortgage with the other two incomes to bring your mortgage payment down, build equity, ride the market appreciation, force some appreciation of your own, refinance when rates are in your favor to crush the mortgage payment down, and keep positive cash flow for a long-term goal.Belmont Shore is a nice area where homes hold their value well and enjoy good appreciation as well as strong rents and in general, the type of renters landlords are looking for.Belmont Shore is also a good area for short-term rentals and you may want to consider renting one unit as an LTR and the other as an STR.Ultimately, your situation is going to dictate whether this triplex is a good investment for you and your husband but as a Long Beach resident, I know that Belmont Shore is an area that people aspire to buy a home in.

You seem to have a lot of competition in your field, but you keep plugging along.I've bought numerous homes on the private market, and I wouldn't have it any other way.

Plus, keeping an eye on market trends and potential future developments can really give you an edge in making a smart investment.

But Ill keep it simple.