If you are willing to spend a bit more, you can find good homes for the BRRRR strategy, they are going to cost you $125-150k, but in better parts of town and more appreciation.

As an example I have spoken to many and have volunteered to share lessons learned from notes, private lending, or any other type of real estate and first questions are “what will you pay for referral fee” or it costs X to speakWhen I tell them I am not selling anything - they don’t care.

These can at times offer lower than average 30 year fixed rates, eliminated PMI requirement, lower down payment requirements,  and closing cost credits.

I saw many pre approved ADU partner cost over $250k plus site prep for 500sqft deatched ADU.

Maybe i can get seller assist with the closing costs or seller financing on the deal?

The only cost is a 1% fee paid for by the buyer. 

This will allow you to spread out the costs of the renos and minimize the vacancies.

if so, about how much does that cost to initiate (ballpark)? 

You'll get all kinds of responses to help you understand the average cost and you can then follow up by interviewing cleaners and asking for references.

Every one I have researched (which is many) that seem interesting I find they've already been through rehab and sold.