I am still green as an investor, but I know DC's different neighborhoods pretty well and may be of some assistance in learning the landscape.

Especially if you purchase close to the light rail, I think it would be a fantastic investment. 

If the IRA owner provides any “sweat equity” activities – even something as minor as changing a light bulb — there could be significant penalties."

Home Depot has everything you need; Investor tan paint, kitchen cabinets, light fixtures, Decora outlets and switches, Pergo laminate flooring, Berber carpet, 6 panel doors, light fixtures and ceiling fans, etc.

The landscaping is overgrown and some of it is dead, but I think I can handle that myself?

I'll take the unpopular opinion and say that if a "guru" or initial investment is going to light a fire under your feet and force you to take action, DO IT!

& landscaping costs are considered, especially if the building is full of 1/1's.

It takes a motivated seller with few options to see the light that this is a great plan.

It's been our experience that tenants who have lived in apartment buildings before are used to calling for everything, even changing a light bulb.

Do you have your lights on a timer or maybe even a fake camera?