Say a tenant is at 20% under market rate because they came in with a discounted time and market has risen a lot, AND there a good tenant you want to keep.

It is true that rents have historically risen over time, at least to the extent that inflation has risen, but that's not what is occurring now, at least on a national scale.

Home prices have gone up slowly and steadily, so I don't think the interest rate hike will do much.  

Madison area property assessments have risen over 12% this year!

Prices have risen quite a bit since we bought. 

My rents have typically risen much faster than my taxes and insurance.

Prices are steadily increasing, and the good properties are going for over asking price/multiple offers within a few days BECAUSE of the high rental income cashflow (assuming you don't put the rentals with a crappy PM). 

Sales StatisticsMedian $/SF by MonthPrices have risen rapidly since February 2021 and March 2021 saw an amazing increase of 15.4% YoY!

Since the buy-out, the costs of service have gone steadily higher to the point where I feel like I am being taken advantage of.

Prices are steadily going up and there is demand in Atlanta and surrounding cities as its also growing.