Penalizing innovators and high achievers will cause the smart ones to vote with their feet. 

Here's the list of my last 3 purchases:   Single-family attached home in Dublin for $185K, purchased in Nov 2020, rents for $1705, property was most turnkey ready... spent $2200 in additional improvements prior to renting. 

He’s agreed to a 5%-10% rent increase to extend.My concern is that if I agree, it will hurt me in Nov when trying to find new tenants and what price I can rent my townhouse since there is less demand.

In all, Apple says it is investing $430 billion and adding 20,000 jobs in the U.S. over the next five years.https://austin.culturemap.com/news/innovation/04-27-21-apples-1b-campus-set-to-take-bite-out-of-northwest-austin-in-2022/

By moving to Zillow Rental Manager, we can help you fill vacancies fast with innovative solutions that streamline the renting process for both you and tenants: online applications, leases and payments.Starting in January 2021, rental listings syndicated through your MLS will no longer appear on the Zillow Rentals network.

Sorry to say but it's not "innovative" strategy as everyone in real estate professional (such as GP) is doing that by default anyway.What Joe telling you is very simple ; most of the pros are actively buying and selling property every 4-7 years, in terms of IRR.

Just throwing this out there to see if anyone else has some innovative ideas or tricks. 

Just look at the RICE innovation center which took over the old Sears and Fiesta near midtown. 

Innovation comes from Small business.

I just invested in central Az and it is cash flowing well. 215,000 is the average house price that I paid in Nov/Dec. 1500-1550 rents for 3bd/2ba.