This structure is complex, but have no fear as the syndications attorney, and a qualified 1031 agent can handle the details.

There are degrees of Greed and Fear in Investing and Trading.

That negates one of my fears of needing to get an appraisal.

No way to know if it was fears of COVID since they all said they were on time or increased home values but I can’t help but think it was a factor.  

A bunch of plants on my friend's property suddenly died, then code enforcement showed up and said there was a report from a neighbor that my friend wasn't adequately keeping up his property.The situation for my friend is so bad, that he feels he can't leave his property for a weekend for fear of what the neighbor would do. 

I'm in Washington State and I'm ready to go out there and knock out deals but I fear the unknown since I have no experience.

Unfortunately, most people let fear slow them down.They'd also warn you about "Analysis Paralysis" which is basically doing way to learning and research.

I have about 100k readily available cash (TSP, IRAs not included), but fear that if I use 100k (or a part of it) as down payment on another property I will not have enough cash buffer in case on emergency in the event of vacancy, repairs, etc.

The new moratorium DOES NOT affect you.https://covid.cdc.gov/covid-da...When people are fearful, opportunity arises.

Anymore thought into the strategy is analysis by paralysis, letting the fear hijack your plans and never following through on it.