Is there any recommendations for how to work around this or structure the agreement to have the seller pay for the sewer without it being classified as a credit?

All the sunk costs are in the basement from structural, mechanical, water damage, asbestos, plumbing, etc.

Was the structure different when you joined, was it a different program, or is that how they run the upper two levels of this program?

This is derived from the amount of equity we can contribute as the sponsor and the amount of equity we know we can comfortably raise in a 90/10 structure.

And in my opinion, his book covers everything a newbie needs to understand: from asset selection, to evaluating sponsors, to capital structures.

Now, each lease will be unique, so you can't apply this across all commercial leases, but commonly, LL is responsible for exterior and structural components, while tenant is reponsible for any interior items.How to best explain this: honestly, I would request the tenants have their own legal counsel review their respective leases.  

Can someone recommend any advice on anything (setting up partnership structure, accounting/ setting up a bank account , lending with foreign investors, sourcing deals etc…).

Even though it is a 4-plex, it still falls in the same bucket with similar loan structures as if you bought a single-family rental. 

Each unit costs about $250k between land and structure and sells for $330-350k.  

The need is much much much greater and demand will continue to outpace supply.