My fear though is without learning as much as I can, I'll sound like an idiot and won't get very far. 

Fear (not financing) is one of the biggest danger with REI.

If the only reason is just fear of investing 100% solo, probably not a good enough reason - should really be a complementary skill set - like are they a licensed realtor in DC (+MD/VA?)

I feel the time is good since theirs fear and people are hesitant because of rates not dropping, thus giving me a opportunity to make this move. 

Obviously my fear is that there's no rental demand.

Next fear: I'm late 40s and have no RE.

I am  much further west, more toward the mountains in a smaller community with very little competition to fear.  

I agree that the AFB and Trinity add stability to the area specifically around Minot, but I am always fearful of a reduction in the Air Force presence here. 

There is a saying about investing everyone buys, be fearful and if everyone is fearful, then buy!

The opportunity is there for those willing to see beyond fear every 40 years or so.That said, Kemaury... get to know what MWUA is.