I have done some research and tried using programs that are supposed to help/support me with questions but they are failing to give me specifics I need to feel confident in making deals.

He was not a guru and didn't have a formal program. 

It’s more like three weeks from closing and asked for the estoppel certification weeks ago.

I’m hoping I can use this program for many more years to come to grow my cash to be able to buy a home straight with cash.

I pulled this list from Oaklands Rent Adjustment Program page.The following are subject  to exemptions from Rent Control.Subsidized Housing.Motels, hotels if occupancy not more than 30 days.Hospital, dormitory, extended care facility, etc.Non-profit cooperative owned and occupied by majority of residents.New construction (built after January 1st, 1983)Substantial rehabilitation.3 units or less owner occupied properties.The unit that an owner occupies in any building.Non-profit facility-homeless/substance abuse treatment.Unit in trust for the developmentally disabled.Shared facilities with owner and tenants (bath/kitchen).Costa Hawkins-Single family home or condominium.Vacant unitsLink: https://www.oaklandca.gov/reso...The most notable is the houses built after Jan 1, 1983 exemption. 

If you are willing to house-hack (purchase a duplex, in which you live in one unit and rent the other out) - then you can get a down payment via FHA program as low as 3.5%.

I highly recommend Champions School of Real Estate's online program. 

Join a company that has programs and resources..... for example our brokerage has a mortgage company that has basically zero lending fees....so on average that saves the buyers about $4500. 

Will this be enough or is there another program that is better aligned with the real test material?

I've used Northpointe Bank and they have a lot of programs that you can take advantage of because you are house hacking.