I also think that I need to be quite a bit more intimately involved in the numbers and the situation because as @Christopher Telles mentioned, this is a 10K foot view and without more detail, we're really just playing "hypotheticals."  

Smaller markets are good markets too :)I'm from Baltimore but there is so much activity down there, business etiquette seems to require earnest money deposit, which I just simply do not have at this point in time.

In time, I would hope to have multiple properties. 

@Ron J don't try and do everything yourself, time is money, do what you can sub some things out to make it go quicker, being a one man show is tuff set you a time line and stick to it and make sure you hold your subs to the same standards in time and quality, remember it quality not quantity, I hope this helps good luck.

Mount Pleasant, SC is close to beautiful beaches and is a "hot" market right now with expected growth.

The only way I can get a property at this point in time is with a VA loan.

If you can not get an answer in time then go to the auction and bid.

It also appears that Mount Pleasant has been poised for growth and has really exploded.

I put closing within 30 days, however buyer is capable and willing to close with 7 days if title can be produced in time.

At that point in time your net cash flow is  pretty much what you are not paying in rent or mortgage.