If this is primarily student housing, I'd be extra cautious right now.

My old residence is one of my rentals now . Nice 4 bedroom on 3 acres I have my shop there still in a big garage . The house has 3 Adult roommates that have been there 12 years . With this crisis going on they asked i...

Rent out the extra units and the extra bedrooms in your unit.

You took on that extra risk (along with many others) on a higher return instead of a steady stream of income from a more traditional rental.

Also I would read up on the laws before starting wholesaling. https://www.mass.gov/lists/statutes-and-regulations-real-estate-brokers-and-salespersons check this out and pay extra attention to the licensure section.

That extra 5%, if you can get it, would probably be eaten up by loan origination fees and transfer taxes. 

I think I might take it all.If I can also refi two older loans I have for 6.5 to even 4% I could save 100 a month per which will essentially cover the extra 200 payment for taking 172k 75% appraised value as opposed to a much lower number 13000

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.