DMV Investor looking for Long Distance opportunities

I live in the Northern Va area and I'm searching for my first investment property. I want to stay within the range of 50-90k and I want something that needs some rehab work done so I can BRRRR the property.

Because of my desires I need to look outside my local market. I also would like the area to not be more than a 2 hour flight so no further west than say St. Louis. My initial choice was the Norfolk are because I'm familiar but there really isn't much growth in the area if your not right on the campus.

Any advice?