So I would have her sell and buy and then transfer to you in a gift exemption manner that doesn't trigger the tax.

First avoid using quit claim deed, use instead a warranty deed to avoid future title insurance issue.Second, by putting your property in a land trust where you are the initial beneficiary, you would not trigger the due on sale clause (Garn St Germain Act).

Should I pull the trigger on this?

I see to many quick trigger heartless responses on late rent. 

We have thought about pulling the trigger up there because its so inexpensive.

Pull the trigger, but make sure you make the purchase contingent on an inspection.

I am doing research on getting started but seem overwhelmed I am hoping I get a few responses to trigger some new insight of ideas for me!

Hi @Wayne Brown there are deals all over Washington DC you just have to be patient and prepared to pull the trigger once they are presented.  

I think that's how you should approach it exactly, use tools available (one of which I'm not allowed to mention) to focus on a subset by which you can do that, then do a more robust analysis by using manual legwork and research before pulling the trigger on anything.  

This quite possibly may be my first commercial property deal, and I'm just a bit nervous about pulling the trigger on it.