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.

Some might fear COVID, but it works for nurses and people in healthcare. 

Another thing that may help quell her fears would be having large cash reserves.

Even if you invest first, know what the plan is so you don't do exactly what your partner's fear is and compromise your life by needing to invest too early.

No matter how many jobs you’ve had or how far down the career path you are, facing any workplace transition brings up emotions, fears, and possibly, some sleepless nights.

I just fear that will be overbearing.