Floorplan for development project

[Nat C.]

Could I please get some feedback on this floorplan?

This is for a duplex- total sq footage is 3200 sq feet. There is one unit on the ground floor and one unit above it. The reason I bought the property was to be utilized as student housing. It's right next to a university which I was told has a shortage of student housing. One idea was to rent out the rooms to students at $700-$800 (all inclusive). Therefor having more bedrooms is going to have a higher ROI. However in saying so, I don't want to build a bad property with an undesirable floorplan. If the student housing plan doesn't float well, I will rent it out as a regular rental. The area has a strong rental market. My question is, is the floorplan unattractive due to the small lounge room and living area size? You can see in the images that there is only 1 bathroom and a small lounge area for 4 bedrooms. Is this impractical? What about perhaps just making the 4th bedroom a lot small to enlarge the living area?

Feedback and thoughts appreciated!