They are pretty firm, but I put on a 2" memory foam topper then a Serta Black waterproof padded cover.Overall that keeps it firm, but softens the overall.

This means inspection objections, seller concessions, seller repairs, etc.Now that the market has softened sellers are more willing to consider FHA, so you should take advantage of this opportunity.

I'm finding appreciation hard to judge since the market is extreme now and not a true sense of what the value should be, that coming from the idea/guess that things rose too fast, and will soften soon.

The biggest rise in inventory is from new construction, so the prices will soften faster in the suburbs where the homebuilders are concentrated.

This is where my money is going while we wait for sellers to soften up, hopefully by the end of 2023.  

A new portico and craftsman columns on this porch would really boost the curb appeal, as would some plantings to soften the look of the foundation. 

Look hard into trying to invest the money especially now when the market is starting to soften some.One aspect to house hacking you might look at is renting to traveling nurses. 

Provide a sound basis for your lowball offer and it make soften up the seller.  

I know outlying areas have done well with SFH price increases, but as core Bay Area softens more people will look again to staying central.

Again, impossible to predict, but personally I think home values will soften in the short term, but due to the high interest in owning real estate in Hawaii, and the lack of inventory and difficulty in building more homes, I'm bullish on Hawaii real estate long term.