@Megan Winterberg if I were to offer a suggestion it would be 1) identify your desired market (steady population growth, job growth, rent growth, decrease in crime, household income and value) www.city-data.com can provide a lot of useful metrics.2) identify your submarket using same approach as above.

For example, I find that a lot of properties have been listed for one price in 2017 and then relisted multiple times with decreasing asking prices to a point where they are now sometimes 30% below the last purchase price.

Next, stress test your calculations with lower ARV and lower rents. 

Usually the seller is on the verge of pre-foreclosure, moving out of State or possibly a stressed out investor and want out.

I don't think we are going to see a drastic decrease in prices like the 08' recession.

The biggest decreases:San Francisco: -11.1%seattle: -7.4%New York: -6.9%Boston: -6.0%Los Angeles: -4%Nationwide decrease in median rent is

This whole situation is stressing everyone out.  

I have no debt and decent savings but recently made a career change that greatly decreased what any of the lenders that I have talked to will offer me for a mortgage.

Buying a house is stressful and likely a process you know little about.

I would not stress, worry or suggest selling even if prices do dip as your rent will stay the same.