My max is $400,000.

Title Max? I

I think max I can handle my job for another 5 -7 years,,Then I will switch to part time and work 2-3 days per week..Which tells me that I probably should look for more cash flow model.

My new max is 450K, with 5% down.

Kilz Max is good.

If so what would be the max I could pass it to an buy/hold investor for? 

Although I raised the rent after the July move out, I listened to my PM and shouldn't have and graced the rate lower from the max I set, tenants moved into a brand new kitchen under market.

If it needs rehab, the best I do is ARV * 65%-rehab = Max I am willing to pay.

You can try to get the seller to cover some of the closing costs- I believe the max is 2%.  

I was considering Sacramento, CA but I don't think there are houses with my criteria in my price range, which max is about 85k-100k.