Make sure intentions are clear on both sides and you'll avoid this situation where both parties assume something different entirely.1025 seems like it's almost roommate level rent for DC and your friend is getting a decent deal but more important is comfortable w/ the spot for another year.... if you try to get too aggressive against the landlord they'll look to evict.

If you think you will go FHA, Conventional, FHA 203k, etc. and then Quit Claim the property, to a LLC, or a Land Trust you run the risk of the lender discovering a Title Transfer occurred and activating the "Acceleration Clause" or "Due on Sale Clause" that requires the loan to be paid in full, within 'x' number of days.

I am looking for 1 level, 1st floor units or places with elevators. 

you've got to start with a real conversation, build trust, and foster the relationship.Best of luck!

Bi-level, 4 bedrooms and 2 full baths.

You will need to do a lot of networking to get "the same level of support" as a realtor gets.Regardless of which path you choose to pursue, you will spend money out of pocket (if you don't have a part time job) to cover the costs of doing business.

We had a builder that we know and trust inspect it and said that it is in great condition.

My wife and I recently setup a trust (based on my social security number), and would like buy the replacement properties and keep them in the trust.   

One additional factor that helped me in the early stages of REI was having the advice of a trusted real estate agent.

Trust me, this is not a great place to go.