then there is record low inventory. Crazy sellers market. Lots of buyers because of low rates and because we are still on a sugar high from stimulus, eviction moratoriums, mortgage deferral, etc.

I don't think rates will jump that much in a few months. But I do think we may have more clarity on what could happen in a few months or right after the election. I'd wait a little bit if it were me. Maybe get pre-approved and lock in a rate and start that period over if you need to. Will be much longer for foreclosures to kick in though (if they do at all).

I don't foresee a huge jump in supply like we saw after 08. But we might see a drop in buyer demand.

Impossible to know for sure.