Your best bet, analyze several different deals at different price points in your target market and start to see where the breakeven point is for cash flow. 

Good luck in your journey!

I’m super excited to start my unknown journey into the world of real estate, but I need guidance and experience. 

I don't want to bet on appreciation for my profits since I want to make my profits when I buy.

Your best bet is to analyze off-market properties.

Instead I would bet there are more resi agents than ever especially if you count wholesalers and other quasi-agents.What it did do, in my opinion, was separate the truly great agents and brokers from everyone else.

You can also look up the event section here on Bigger Pockets.Depending on your knowledge and skill level it's always a great idea to continue your learning journey on everything BP has to offer at no cost and then move forward with their awesome guides and books in the links above.You will have a thousand questions on the way and here on BP, you can get more than a thousand answers.

This is about your risk tolerance, no one can tell you the "right" answer but yourself.Putting 20% down on a primary residence is a safe bet.

I am betting on income not appreciation in this market.

Let me know how your journey is going.