Versus networking with already established local brokers/others that work with investors.

But there may be stellar deals offering awesome ROI in both areas six months apart, so as long as the "power 4" (as they called them in the podcast) are established in both areas then it really just comes down to deal chasing.At least that's how I see it as someone with one rental and a big dream lol 

There are plenty of more established / less variant neighborhoods as well.  1% deals kinda grow on trees here, 2%+ deals can be found with a little work simply picking off the MLS.  

I was looking for current personal experience from people on what advisors they'd had great experiences with.

Pro Forma was mentioned in a Rich Dad Advisors book called ABCs of Real Estate Investing by Ken McElroy, it is found in the sales brochures, which now made sense that you mentioned that it is provided by the seller or the seller's agent.

If not worst case scenario you pay off your debt and have life long relationships and connections already established because you didn't just sit on your hands for years.

The neighborhoods are well established.  

I'm not a tax advisor, but something else to consider with the loss from purchase date to sale date are your taxes should be in your favor.

Since there's not a lot of upside equity potential, would you buy and hold and keep generating $700/mo, or establish a good rental history and sell it off for $60K in a year or so, potentially putting $28K in profit back to the IRA?

Ideally - you would like to have a chat with your advisor when you acquire and sale a property.There are a couple CPA's here on Biggerpockets who you can interview with and see if you would be a good fit.