Newbie here.Thinking bout buying a commercial property from the owner that I feel he’s asking too much$800,000.Rent is $4000 (currently lease )Is this a bad investment?

I lived there for a year and a half and now rent it out with a positive cash flow.

If Im living in it and renting it out, is this still considered an investment property?

I receive $2200 a month in rent.

The tenants weren't particularly clean, their rents were about 30% below market, and they had a bunch of cats.

the way the DSCR ratio is calculated for example on a loan is the comparison of rent vs the mortgage payment plus taxes and insurance 

My fear now is that by posting it on Airbnb I put it out for the world and I believe technically it can’t be rented separately but zoning said they would just tell her I have a permit pulled or it was just people who are renting my other place on the same lot so basically really no way to prove it.I was thinking instead of a kitchen is just rent it out 3-4 months a year with an outdoor flattop grill on the patio a nice seating area and maybe an outdoor sink.

Market rents are high enough to cashflow and support a mortgage.

OR are you just wondering whether you should rent it out or do short term rental or something like that?

Be conservative in your rent projections and overestimate the repairs.I am not sure what the age of this property is, but I have found with older properties (mixed-use and apartment complexes), there are several variables that are typically not an issue with newer properties.