Happy to talk further on the area (we are large enough to offer options to focus on student rentals/UW Madison campus, and anything from Class C to A locations or suburban/surrounding communities) but to help you consider broad initial search, you could start by deciding how important cash flow is. 

Transitioning to a Second Property with Low Money DownIf a second FHA loan is not an option, here are alternative strategies to minimize your out-of-pocket expenses:Conventional Loan with 5% Down: Once you’ve added equity to your current property, consider refinancing into a conventional loan to free up your FHA eligibility.

I will answer as it relates to traditional BRRRR, in the general case there are additional options.  1) Do not perform maximum cash extract.  

I see a couple of interesting options on Loopnet.

Memphis was an option on our list before we decided to try Midwest first.

They provide flexibility and efficiency, especially for experienced investors.How have you found the terms and structure compared to traditional options?

I figured what better place than the bigger pockets forum to ask if maybe I'm not thinking of all my options.

Another option is to use a rehab-only loan from a HML while going with seller financing for the purchase.

If you sold it, what would you do with the money and how does the return compare to what you get now (factoring in the amount of work/stress with each option)?

There is options for hosted showings via others.