I look forward to engaging more with everyone.

@Natalie Kolodij As long as the parking spot also meets the two year ownership and use requirements, I'd be inclined to treat it as a sale of partial interest in the taxpayer's principal residence under Treas Reg §1.121-4(e)(1) by filtering the definition of "dwelling unit" from IRC §280A(f)(1) that @Steven Hamilton II sourced above through that treasury reg paragraph.OP should engage a tax professional and not crowd source tax advice. 

If not, I'm curious to learn about how you started and where you are now.Look forward to engaging with y'all!

The lease was soon turned over to me after my friends engagement and I informed the owners of my intent to buy if they were willing to sell.

(single, engaged, married, kids?).

Best scenario: If this is a deal, meaning the Seller is not asking for too much right off the bat, then find a syndicator who is prolific in Atlanta (or wherever this deal is) and buys in that submarket, and wholesale the deal to them THEN use your proceeds as investment in the deal so that you can learn alongside that syndicator. 

Is there a better option for keeping track of LLC financials (without engaging a bookeeper)?

You can negotiate a share of the profits or maybe just a finders fee, but chances are what you will gain from a deal like this is the opportunity to work alongside a seasoned investor and learn the ropes.

It's part of our lease - and no tenant can move in without providing the coverage has been engaged.  

As a buyer, you don't pay any real estate commissions so why not add bench strength to your search and engage a realtor who will search foreclosures, short sales, good value properties based on your criteria and pre-qualification amount.