Searching for Unicorns...

[Robert Rutledge]

So I've got a lender who has some great programs to help me get into rehab projects with little down, finance the project, then refi out into a more conventional product afterwards.
I've got great people infrastructure in a couple of markets, and I trust that with the right property I could make all this work with relative ease.

However, the criteria I'm looking for is making property difficult to find...so I figured I'd post on here and see if it shook anything loose.

Purchase Price (min. ~$100k) + Rehab Price = ~70% ARV
(Bonus Points if 1yr. Rent = 10% ARV)

Where are people seeing opportunities like this pop up most frequently?

I'm fairly certain I'm far more likely to find properties that meet this criteria off market rather than MLS...which begs the next question:
What is the best way to find off markets/wholesales in these areas?