I have also placed cash offers on bank owned properties and have been denied or countered dollars under market value. at this point why not buy off MLS, closing with title, less risk. any advice?

I have around $15,000 in the bank which could afford a 3.5% down-payment, but closing costs and the first few months rent could be a stretch as my job hasn't started yet (The home would still be under construction so its possible I could achieve W2 income before actually paying a mortgage?).

He will be providing the capital to cover the closing costs and part of the rehab.

Boy am I jumping into an unknown field here. I’ve done all the research on the front end of how real estate works (like running numbers, knowing loans, and the process of buying the home) but none when it comes to man...

Its all sales, then some "transactional stuff" that Title, closing agent, and maybe attorney handles.Good luck.

How about some closing help?

It mainly affects VA buyers and people who dont have enough for down payment, closing costs, and now buyers agent. 

Can someone please recommend an experienced and investor friendly Closing Attorney in Columbia, SC.

They sell to cash or hard money buyers only, generally no inspection period, non refundable deposit and you are paying the your and the sellers closing costs. 

My investors usually close within a month but recently had someone doing a short sale so the process took two months just for them to agree on the sale amount with the bank.