If you're working with a real estate agent currently, they should know the procedure and be advising you of your options.In terms of asking sellers to break up properties, you certainly have the right to do so. 

I own a 4 unit rental property which produces a good amount of income.

He can pay for the electrician to make upgrades if it's that important to him.As you grow, it's important that you not tailor your policies and procedures for each individual.

I don't know how to get started in this journey specially if I have to put a 20% down payment for the deal to produce some cash flow.

They primarily produce diesel fuel

What that means is I love numbers and figuring out the patterns that produce results. 

Is there a template I can follow to analyze a property to see if it will produce positive cash flow?

@Brandon Kiel congrats on taking your first step just keep on walking and producing actionable steps every day.

Thus, if new clients of mine can’t produce one I kindly ask them to get their finances in order before I will help them.

Once you get into buildings over 4 units, value is no longer driven by comps but by the income that the building is producing.