In my experience, you're going to have to use some of your own money, but if you want to keep costs down, get an LLC, run a mailing campaign, and offer to the first caller whose house you can envision rehabbing. There will be a local hard money lender in your area who will offer 100% LTV plus rehab money if the deal you offer on is worth the money.
You'll get charged an absurd amount of money by the lender: several points plus 12% interest or maybe they'll skip the points and charge as much as 20% interest. Either way, you'll have to move very quickly on the rehab so you can refinance out of the deal once it's rented, otherwise the interest will cannibalize the deal.
It's high-risk, but can be done. Even in that scenario, though, you spent a couple thousand of your own money to start the LLC (hard money lenders can't lend to you without an LLC), and the mailing campaign.
It's a tough market to find discounted homes. Off market is the hard way to do it.
Here is a different way of looking at it.
As you know, price is what you pay and value is what you get. Most people look at price and think a lower price equals a better deal. Value is a lot harder to understand and see. A house with a new roof, windows and siding offers say 30k more value than the same with old roof, windows, siding.