But…(time for the longest run on sentence in history.)I don’t have to meet or background applicants, they have advertising down to science, they charge late fees I may not have, they actually know how much rent should be while I just looked for 2-3 close by, they know when/how local laws have changed as we become more and more like California East, they have a boatload of vendors that want to keep them happy for the amount of business they get and have no problem fixing emergencies right now, or Sunday at midnight, property managers are taken more seriously than the landlord directly, they save me some accounting time, I literally spend 15-20 minutes a month on my accounting and 0-30 minutes per month on property management, Much of that HOA related, Basically I think they earn at least 1/2 their fee in extra income so maybe in the end I’m spending 4% to do almost zero work.

it's just looking at comps and keeping an eye on the market not rocket science just art with lots of practice 

This has the obvious weakness of the unknown nature of future cap rates, but that's really the heart of your question here.Estimating future cap rate is part art, part science. 

As @Theresa Harris said, the kind of job they do is not necessarily rocket science so finding a new one should be very possible relatively soon.

That’s the “part art, part science” aspect.

Of course your/my mileage may vary - but this seems such a standard thing to do, I can not imagine it's worth thousand dollars of contract rocket science.  

This isn’t rocket science or some major time consuming side hustle.

What you want to do isn't rocket science - lots of people, from geniuses to knuckleheads, have done it.

It is not rocket science to see where the flips can create great returns versus where the flips generate modest returns.I did a rehab a year ago in a very costly market.  

Between coordinating 40+ projects for clients, and being privy to the materials of many, many high priced seminars, I see that there is a science to this.Your first step really is the purchase and you need to be in for under market, if it's a flip.