Seller financing deal with negative cashflow in California

[Shankar Sridhar]

Hi, I have been talking to a seller who has hinted about selling this property via owner financing because he wants to avoid capital gains as much and does not work to further handle this property. It's a 4-unit property(4*2/1) with under market rents and needs lot of work acc.to Seller. 

The property with current rents might give about 5600. 

Seller wants about 4500$ in monthly payments. Even if I structure it somehow to initially pay him only 2000$ a month(until rehab), adding property taxes, insurance and reserves(25%), I am not cash flowing in current state.

On top of it, in seller's words, it needs lot of rehab, which I don't have lot of experience nor money. Plus he needs about 20% in down.

Is this a good deal? Or am I missing something to make it work?
Of course , bringing in a partner with some more money and expertise would help, but I don't have anyone currently.