I won't send you to collections provided you pay $200/month (or whatever) until the balance is paid off.

There is no such thing as a gap funding contract, @Marco Chaidez.I assume you are asking someone to provide the funds you need for the down payment and rehab costs on a flip you are doing?

This will provide you valuable insights into what the market offers.

2) What paperwork are investors typically providing in pitching you a deal?

Since you're already buying in GA, you could connect with turnkey providers local to your existing portfolio.

Well worth the price.Here's a quick guide provided by the state of California: https://landlordtenant.dre.ca.gov/resources/guidebook/gb10_m... 

Here are some considerations and tips to help you make the most of your turnkey investment strategy:Pros of Turnkey Properties:Ready for Rental: After refurbishment, turnkey homes are usually ready for occupancy right away, saving you the time and hassle of doing repairs and improvements.Professional Management: A lot of turnkey companies provide property management services, taking care of tenant selection, rent collecting, upkeep, and other daily tasks on your behalf.Passive Income: Investing in a turnkey property allows you to immediately begin earning rental income without having to take on major maintenance or remodeling tasks.Tips for Investing in Turnkey Properties:Take some time investigating turnkey suppliers in-depth and select reliable businesses who have a proven track record of effective property management and satisfied clients.Make sure you have done your research about the property, its surroundings, the nature of the rental market, and its potential for long-term income flow.Analyze the financials of the turnkey property.Even though turnkey homes can generate rental revenue right now, think about your long-term investing objectives and plan.

Here to provide advice and value when you're ready. 

ALL of the guys that I have hired through day labor centers have been extremely hard working, polite and professional and usually tip and provide lunch.  

Sense Financial who @Brett Synicky represents is a plan provider and very reputable.