Work on his Jobsite when he buys a new one, work with him on the rehab in exchange for conversation and learning, Bird dog for him, do the crap jobs he doesnt want to do,  you will learn a ton. 

An example would be if your lease indicates the tenant may only move in a pet with the landlord's approval, then you would provide a letter giving consent if you decide to allow the tenant to bring a dog into the unit (be certain to describe the pet and number of pets to which you are consenting).  

Does someone have a bird dog/finder's fee contract they would be willing to share?

Urgent items are taken care of immediately.

He claims his dog did the damage but I'm not so sure.  

Highly recommend networking with as many wholesalers and bird dogs as you possible can--since you are new to the game, you will have to start at the bottom and prove you can be trusted to bring deals to--that takes time.

I was told they had no pets. now a week later they are asking the rules for getting a dog.

I am a dog owner and I am finding that most rentals that are halfway decent are unwilling to even consider us when I mention my dog.

Persist till you succeed(dogged determination). with desire,despite less than perfect credit, you can get creative to make what you want a reality

I'm not sure but if your debt repayment isn't urgent, then use the cash to get more cash flow.....I'm not very experienced though