Multiple Display Rules Ribbon Workbench

I am trying to hide a button using the following logic.

1. If a field contains a specific value and the form is not read only then show the button.

2. If the field is read only then hide the button.

I have setup two rules steps 

1. Value Rule to check value in a field. (This works)

2. FormStateRule to check if form is read only and invert the answer.

However the button still shows when form goes read only and the Value Rule in step 1 is true. 

How do you get this to do an AND comparison so both have to be true to show the button otherwise hide it?