New Orleans residents feel that AirBNB's have ruined the neighborhoods and character of living in New Orleans, making housing unaffordable for musicians and service industry workers and that the city has plenty of hotels for tourists to stay in.Adding units may be very easy or next to impossible depending on the zoning and neighborhood where the house is located.

Be sure to set aside a contingency reserve and, after you do a few, you'll get better at estimating rehab costs. 

Only issue is the debt service coverage ratio is about 1.0 piti (20% down) will end up at about 2400/mo rent is likely 2400-2500.There is some value add work which can be done in terms bringing the finished basement up to fire code so it can be considered living space.What do y’all think.

I have a listing for one that I think could be converted into a duplex plus a small mobile home park, but I don't know the clearance for services and the dwellings required in Texas. 

Put out signs and lockboxes for realtors.Cold call for a realtor or investor.Create a handyman or property preservation business.Become a notary, so you can close real estate transactions.Go to work for a courthouse data service, so you're looking at and recording the posted data for them.Work for an apartment complex leasing apartments or doing maintenance.Work for a property manager doing make ready.Do anything and everything in construction.Become a home inspector willing to work weekends.Work as a sales rep or helper for a builder.Probably all these positions could use someone that wants to work nights and weekends.   

I believe it will barely break even and in addition to that, I wouldn't be able to afford an extended vacancy period either as that will require more reserves than I have currently available.

I would highly consider using a reputable company and opt for a Debt Service Coverage Ratio (DSCR) loan for a rental property for several reasons.

For example, there are plenty of people, including accountants, trying to sell their services on BP (granted with various competencies...).Even if you did a "sales" job, there is still paperwork and analysis to be done.  

We just get Internet service and use Firestick along with a streaming service.

As others have stated, need at least 30% in reserves.