I use a lease that's geared specifically for my state (WA) that I got from a local non-profit that exists to support landlords.

It was more geared towards verbiage etc i.e. not to let the seller feel once we meet that I was not being upfront in wanting to buy their property.

As mentioned earlier in the thread, get educated on the techniques that are geared toward you and your goals. 

It is geared specifically for RE investors.

I am gearing up to do the same thing that you are talking about here and I wanted to turn it around and ask you... now that it's been a year did you follow through and do this ?

There are also plenty of Networking events in Phoenix that are geared towards Young Entrepreneurs Like yourself.

Will this make it even more difficult to do lease options or is this market better geared to other strategies?

I'm not sure if MSA Fair Market Rents apply, but it sounds like they may. https://www.fanniemae.com/content/fact_sheet/wpmfloanmkt.pdfThe small loan program is not limited to "affordable housing" in the sense of HUD housing projects, it is geared toward providing "affordable housing" in the sense of being apartments vs. single family homes.

The cost is $1188.00 I am looking for material geared to marketing, as my marketing has been less effective as of late.

But it certainly is NOT a scam in the sense that the material is 'wrong' or 'fake', but I would definitely question some of the statements they make in their marketing/sales efforts.Fortune Builders' material is geared towards making a business out of flipping a home.