Your post is barely coherent.

So now instead of being able to rent to only 4 students, you are renting out to 8 students, now you can charge a much higher rent collectively but the students will barely feel it.   

I currently own a four plex, a single family home, a bare city lot, and about six acres of rural ground. 

On the inside, the house needs a kitchen (barely has one), drywall repair and some replacement, paint, some new flooring, and refinishing the hardwoods.

It's bare land in a development that gets a pretty penny even in this market.

For 15 years, I bought and sold bare land.

She managed to eek through the lease w/o being evicted due to rent.. but barely.

TODAY, we Cash flow over $3,500 per month but when we started, we barely broke even.So, without going too much into things, you can see how a basic IRR pro-forma 10 year business plan is put together.This isn't even close to what the professionals would actually do.We need to justify every number.

We got in just barely over 200k, lived there for two years while we worked on it, then sold it.

The lab barely survived and the pit owner of course claimed shock.