In this unusual and unprecedented situation where an infectious disease is spreading I would think that extra precautions would be in order-- and it seems you already knew the answer to your question with that additional criteria. 

That leaves me 15% for maint/capex/Vac This was my first house hack and although I am currently handling the property mgmt side - my next deal ideally would have enough room for 10% extra for that.

I’ve been thinking about starting my own side gig for extra money.

With Airbnb giving 100% refunds, it forced me to be extra strict on my VRBO guests and basically took away my ability to use discretion.  

I like the allure of having a real estate license for the obvious perks as far as information goes, and the extra cash that it can bring.

Nope, I just found out since they were not "managing" the property then the extra fee for the lease guarantee is not  valid...

This will require the borrower to pony up the money (max $10k) at closing in addition to their down payment but it avoids the extra costs associated with the FHA 203k. 

Any extra or potentially excess fees?

The difference is, if you built up that extra capital reserve during forbearance, you may have closer to a year or maybe more in reserves. 

Take whatever the average base rate is for the area and make sure to add an extra percent.