If you are not happy with the service we provide, we can end our relationship or lease a sign’what do you think, should we sign a lease ?

Agents typically charge 1 month's rent to find and screen a tenant and get them on a lease contract.

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. 

This helps prevent any fair housing issues and most cities do have laws around the number of unrelated people allowed to live together... and, typically, this number is shockingly low. 

No sells pitching or offering services.

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.   

Typically, an employee is w-2.

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.