Population not high risk AT ALL and in non-urban universities you have a perfect environment for keeping mostly young people self contained and away from older at risk folks, and isolating/tracing and using online and video if necessary to augment classroom learning is already mostly set up. 

Doing a complete 180 environment wise might just be a little much - again I can't speak specifically to the Indy market but I am pretty certain living in a C area in Indy vs. west palm beach would be a fairly drastic change.

What I caution against right now with BRRRR is paying too much for a property and assuming $50/mth cashflow on 0% down will hold in this environment. 

Considering the fact that we're likely to stay in a low-rate environment for some time, I think that's a very low associated risk.

Incredible run up in prices over the prior 10 years

I'm in the Charlotte NC market which was incredibly hot, however we've already seen some slowing down.

@Wesley Hoover, The 1031 is an incredibly powerful tool that is not explained very well very often because it's the domain of legal and accounting geeks like me and Michael. 

Yeah, a 50k lot with houses like that around is incredible value.

With that being said, the current Covid-19 environment is very challenging for landlords trying to rent a vacant property while trying also to keep you and your family safe and healthy.Rent-o-meter as @Marshall M. suggested is a great tool for normal property types, but given the uniqueness of your property I would also recommend tapping into a locally established Property Management company in Napa that can give you more insight into 1) current demand given Covid-19, 2) historical demand for a generational living setup as you currently have and 3) expected rental income for the setup you have and the given amenities.As an owner and investor, there's no reason why you cannot continue to keep the property listed to catch the right buyer for your property, while at the same time placing it on the market to see if you can get a Tenant in at a price point you are comfortable with. 

I've had some incredible tenants that were inherited.