I would be extremely cautious about advising them on how to do anything with their money until I had a proven track record of at least one decade's experience that includes a full economic cycle where the market rises, falls and recovers. 

No matter what I feel like I’m losing money, but the market is cold and I doubt I’d have anybody else for February anyway, plus with a nice family is like to have them as tenants.

Deals already sell extremely fast in this market and without a non-refundable down payment it becomes harder for the real investors to secure good deals, not easier.Also about the deal fees.

Nationwide housing bubbles and crashes are extremely rare so why are many people predicting one as if they come around every X number of years or so? 

Extremely competitive but exactly right everyone.

You’ll be extremely lucky to make the 1% rule.

Manager, doing Cold Calls for already established Wholesalers...etc..Binge every BP podcast possible.

I’m just a little gun shy due to the extreme prices..... should I be concerned about price of the house or more concerned about cash flow and availability of renters??

And if that happens then the whole thing blows up.If you want something recession proof then you need to be investing in an asset class that is uncorrelated with business cycles (litigtion finance, life settlements, royalties, etc) and even then usually you're only getting at best "extremely recession resistant".

Not in your market (Or mine, for that matter), but is a leading authority and is extremely helpful.Good Luck!