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Rent increases

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Hi - How much has everyone been able to increase rental rates the last couple of years? Do you have escalating clauses in your leases so that the rent automatically goes up "X" amount each year the lease is renewed? Every time I get a new tenant, I increase rent at least 5% over what the previous tenant was paying and have no problem getting tenants. It is the long time tenants now on month to month who I have not increased as much as I should...but they are great tenants and pay on time. What do you think is the best way to increase their rent?

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