Have you had good results with them? 

I have a good credit score 8000 about 40K saved no debt but prices in New York are way too high any advise or anyone in NYC that has invested here.

I may be out of my price range, but the deal does look good, so I'm wondering if anyone has any thoughts on gap lending for a part of the down payment.

So far its pretty good.

I know there are many avenues to go down for funding, but I am looking for good advice on the best approach for this, and if using investor money is the best way to go, what is the best way to set up the payout back to the investors, via.. partnership or ROI. 

Thus the greater fool theory.Personally, I steer away from D class properties and try to go to C+ to B- areas where you get good hard working people with families that want a safe place to live.  

I've gotten so much good information and guidance from here.

@James Atkinson is correct, you'd spend close to just that on a good cleaner and trashout.

Specifically, anything indicating that the lease is completed and both sides have no claims or issues with each other.There's no "standard" agreement that I'm aware of, but we've done a bilateral "Termination of Rental Agreement" when we wanted to document that a tenant has officially moved out, that there are no outstanding funds owed, and that there are no claims or issues.These agreements are particularly useful when doing "cash for keys" with a tenant.I would keep it simple: State in the document exactly what you want to establish as facts, and then run it by an attorney for good measure.I'd also recommend requiring the tenant's signature be notarized.

Good Investing...