I don't want to be greedy but does anyone out there never increase rent on a long term tenant?

Be greedy when others are fearful.

I got greedy, over confident, and was being "too nice." 

Your PM is not being greedy here, and you should be aware of that.  

They are only going to see you as the greedy landlord trying to screw them over and they will screw you over the moment it suites them.My company runs a $40M+ portfolio so I am one of the more well known landlords in my area and we are very active in the community and on social media.

I am probably one of the few landlords that is not so greedy to only care about my cash flow.

I also recognize that the school board in Franklin County tends to be overly greedy, and contest things and often times is tough to work with.

In the end you will likely not be friends any more and your whole family will think you are a greedy money grabber or worse.But, if you decide to disregard this advise and do rent to friends or family, here is some additional advice to ignore:1. 

Your family thinks it wastes time away from them ,the tenants think your evil and a greedy oppressor ,The city thinks your a profiteer trying to get bilk money from the townspeople.. my advice is don’t make it personal your just going to be let down when the tenant leaves you With no rent ,a dead hooker stuffed in the closet and  cat urine soaked carpeting 

First, just because someone has a law degree and in good standing with any Bar Association absouletly does not mean that person is not a low life chiseling, greedy, unethical, scoundral using thier preceived expertise to guide others into acting for thier benefit.