My tenant who is about 5-10% below market is repainting many rooms that need it at her expense. She also paid to replace the furnace vent and move part of it to a more logical location.
I may do a 5% increase if it gets to be more than 15% below market, nothing betond that.
When I rented in OB I did the same thing. I had a good deal from the first day, and 5 years later when I moved out I was 30% below market. Kept it sparkling inside and out and paid rent 15 days early every month. Only maintenance request in 5 years was when the 1940s oven range started belching black smoke.
