You can find them through local real estate investment groups or online platforms.Auction or Estate Sale: If the property has unique characteristics, especially being a large, old Victorian, it might attract specific buyers looking for such properties.

I worked for a property management company that requires all potential tenants to check into the main office prior to showing as a means to provide a safe showing for the employees.

The ROI is attractive at 16%, but ensure ARV aligns with recent comps given market trends. 

You could be in an expensive market, like LA, but you inherited a property or you got a killer wholesale deal or subject to and the numbers could be very attractive compared to buying off the MLS for full market price in the same market.

The main issue is a consistent lack of effective management and oversight.

Than I thought it was all the things that could go wrong in the flip, hidden gems like K&T hidden in the walls, shot main-lines, etc.....   

We were able to buy low in a good neighborhood since the home was in need of some work, mainly needing cosmetic work and some deferred maintenance.

If less than the main Invelo package then what would upgrade costs be?

One of our Main principles is that we do not take any upfront fees ever !

If so and the monthly payment isn't too bad then you're still moving the needle forward if your main goal is wealth generation and not just cash flow.