Bottom line: NOBODY knows what rates will do in the future.It's fun to discuss, and we can make educated guesses, but ultimately, it's just speculation...

It is also affected by speculation, where people buy properties assuming prices will keep going up.

Maybe not to that extent, and yes, every geographic region is different, but assets today are generally overinflated including RE values and the effect of interest rate hikes on demand is going to take several months/quarters to see it's impact before we start seeing less speculative property types begin to stabilize/decline in value.As to the question about why I didn't buy in 2018.

That's the trick, it's all speculation, need to consult with local realtor.

There is a tremendous difference between speculating/timing the market and investing.

Now it followed, supply and demand and logistics and speculation with futures, calls, puts, and all sorts of paper transactions that manipulate prices up and down.

Maybe reach out for some "ghost stories" from past guests and quote them in the listing, look up history of the area and speculate who it could be, highlight all the interactions guests have claimed to have in a positive and friendly framework and sell the house for what it is.  

Are you willing to pay money for speculation? 

This being said, if you are trying to undertake a highly speculative investment that has no chance of cash-flowing in the near future, and it requires all of your money to do it - then I'd say your 'fear" is well-founded.

It is considered "speculation" that you could have gotten a better offer.