If I'm willing to give up the the PERSONAL needs (willing to sacrifice commute, neighborhood preference, etc) in order to find a BRRR property that fits the formula, are there any other factors that make BRRR a bad idea for the first property?

It's all about each person and your preferences in "do it yourself" business.

I prefer the Indianapolis market, but have you thought about the Gary/northwest area? 

She is actually coming tomorrow to bring a photographer to take pictures of the house even though we would prefer her not to bring strangers amidst the global pandemic going on.

Now, based upon the situation and the sellers preference we are altering some activities.

Best advice at the moment is to take advantage of the next four months to read and learn everything you can about your prefered investment method.  

Listening to the real estate radio guys podcast yesterday they brought up a great point I felt relevant to share:-How you treat people and handle situations in a time of crisis is invaluable for building trust, relationships, and loyalty which will come back to you in spades in the future. 

Listening to the real estate radio guys podcast yesterday they brought up a great point I felt relevant to share:-How you treat people and handle situations in a time of crisis is invaluable for building trust, relationships, and loyalty which will come back to you in spades in the future.

I would much prefer to put down 20%, but would need to partner with someone or come up with the money somehow outside my current pocket. 

However, my preferred plan in your situation is finding a partner with the resources that you're missing.