I'm not sure by how much your rates are increasing but I have friends in NOLA who have seen a 2x increase per year.

There doesn’t seem to be a lot of great deals where I am since land has increased in value so much in the last few years.

In Portland for example we are not allowed to increase rent more than once in 12 months, and it must be less than 10% increase in "effective rent".

The shorter the prepayment term has an impact on increasing the rate.4.

Over time, rents may increase, improving your cash flow, and you’ll gain equity and valuable experience managing tenants and property operations.

Supply and Demand: When buyers outnumber sellers, prices and rents rise.Population Growth: Cities with significant and sustained population increases are more likely to see long-term rent growth.Job Stability and GrowthA property’s value is tied to the jobs in the area.

It's a tip I heard from someone which I heard increases the response rate. 

This would greatly increase the size of your next downpayment.

As other people have mentioned, does it increase risk of being rent controlled down the road?

Also the school districts have been increasing property taxes in A LOT of investment properties thus eating some of our profits.