BiggerPockets is an awesome online community for anyone interested in real estate investing.

**Template.net**: This site provides a variety of renovation contract templates that you can customize online.

I have not reviewed BAM's fees but it's likely based on their representation of UNDER 10% "skin in the game" that most of their "investment" is taken from fees deducted from the money gamblers place with them and counted as equity in the deal; this is a common practice in the syndication industry. 

Not sure if this has worked through but a winery that has been long on the market might be suffering from poor practices by the viticulturalist.

I have looked around online, but haven't had any luck yet, i have local real estate agent there, but they are not expertised on those distressed properties.  

I mainly want a site that offers advertising the property, online payment options, maintenance requests & at least a basic accounting aspect.Thank you in advance!

Look at other rentals in the area and see not only how they are advertising or promoting online but also the inside and outside of the rental so you can create a similar environment to try to replicate the same results.

Quote from @Derrick Lewis: I looked up NY state law just for fun and found a good list of recommended practices.

is there a way for me to create an online STR guestbook for free? 

We don't practice discussing the details of private transactions publicly, thats just not good business.