Training board member's is just not in my niche.If you have a bent toward education or someone on your team, you will be an invaluable part of every association you manage.  

He's not only educated me with over 30 emails where he reviewed my drawings and coached me along, but he also connected me with the departments I needed to get my permits.

Only you can answer that as it's really an educated guess.Another option would be to get a roommate in every bedroom for more cashflow and use that cashflow to either:1) Save up for next down payment (maybe 20%?)

What education should i gain before purchasing my first rental property?

There are good resources out there for passive investors if you dig a little, focus on your education and build up cash reserves for the upcoming opportunity. 

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If you use debt to buy the real estate the IRA will incur UBIT so educate yourself on that. 

I am currently doing a lot of research to pass the test and to educate myself as best as I can as if I'm going to do something I want to be the best one there is.With what you said is there still a lot of important information you learn during the class hours, or should I just focus on passing the exam at the end?

I will venture an educated guess that if property without ADU has a value of $800k and $200k was spent on hands off ground up ADU, the appraisal associated with a refinance will come in no higher than $900k. 

The issue is that whatever he does, he's going to need time to educate himself and recommendations on who to trust.