You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.

Where I am, and we have a lot of units under contract for lawn care, we still spend about $1000 per SFH on annual lawn care.

At some point bank has to know their customer and will ask why I get all these $50,000 checks, but no spend. 

A severe reduction in gov't spending is the only path I see. 

How much time on average will I personally spend on this 4-6 month process if I hire a team?

If only someone had written a book to help people like you.I prefer you spend some time educating yourself before jumping in, but that depends on how bad the PM is and how quickly you can educate yourself and take control.If you choose to terminate, read your PM Agreement carefully to see if there are any termination penalties.

Lost rent from vacancy could easily be several thousand...so, by time you add it all up, it's easily possible for a sewer line replacement to end up costing $40k+ if it involves those types of ancillary expenses.To me, spending a few hundred bucks on a scope to prevent a $40k+ capex on a property worth over half a million is one of the easiest choices I make in the world of REI!

If you spend it now, you lose your leverage for the rest of the lease, and you'll have nothing to handle unpaid rent, cleaning, or repairs after termination.You are starting down a dangerous path.

Since it says you are new to real estate and sharing calculations, my experience is that a lot of new investors are spending a lot of time "modeling" and zero time actually seeing homes or multis or commercial properties in person.

Even if I have to wait 6 months and spend $50K on a different buildout, I'm still doing better by month 15. - I believe that companies and the economy as a whole have begun a long-term shift towards back to in-office.