Trying to save a few hundred dollars in closing costs is just absurd if it is going to cost you the deal altogether, or cost you potentially thousands of dollars of leverage in home inspection negotiations.I will say though that Ive had a couple transactions in the past year where using a bad professional helped.  

Kitchen cabinets are not in great shape, but all appliances except for the fridge are there (working or not, I don't know  - house is "winterized").

-Throughout the years, tenant has consistently been rude to other family members (also owners) and consistently makes baseless claims that they spent several hundreds of thousands on remodeling the unit and changing floorplans (explicitly stated in the lease that this cannot be done without our consent) and has to always make the last point, regardless if it is reasonable and/or valid.

There are hundreds all over the internet, I just wanted to know if anyone has had any success stories or companies they would stay away from?

Since then, we've directed millions of TIF funds, hundreds of thousands of dollars in aldermanic menu funds, and over $500k in private funds to our neighborhood schools and high schools.

There are also hundreds of other avenues to make money in real estate.

It might depend on how much you have left on your mortgage, also do the math a rental might net you a couple hundred dollars a month in cash flow, but depending on the size of your mortgage payment paying it off could easily increase your cash flow by $1,000 or more per month. 

Having them supply you with a contract is a wise choice, probably cost a few hundred dollars.  

Such as ceiling fans, cabinets, lightbulbs, receipts etc.

I've met hundreds of Real Estate Investors, whether they called themselves that or not, and each has his or her own way of analyzing and buying deals.