What is the target market for your comps in student housing? Do they typically lease to the undergrads? Or, are there specific properties that cater to the Grad Student? If there aren't then that is where I would concentrate my marketing efforts. Since most Grad Students are past the party-every-night and all night on weekends, they look for quiet atmospheres where they can pursue their education in a serious, focused way. Hit up the law school, med school, business and engineering departments. Advertise those 4 bedrooms as possible Study Groups for their area of study. Students talk and if you really talk up the advantages of catering to the special needs of these students, it helps. They need washer/dryers in unit and quiet atmospheres, food delivery services and valet dry cleaning. If you provide these amenities, they will be very happy!