As someone else who owns rentals, this is EXACTLY how my business model is, good tenants = no increase.I have a rental that I rent for $1895. Going rent for a place like this is $2250-2400. Its a great house with big yard in fantastic neighborhood. The reason I charge less:
Great renter: Pays direct deposit always on 1st
Never nickels and dimes me on little maintenance stuff. Will try and fix herself first ( minor stuff)
since I am out of town owner she works with my landscaper or other subs I use.
the house looks exactly like it did when she moved in 2 years ago. Even pays to clean carpets herself ( didn't even know this). Paid for bug guy to come out and spray for seasonal bugs/ants.
its all about the type of renter you are. If you treat it like its your own property you'll get a better deal. My renter will live there as long as she wants without a rent increase other than any property tax increase I get.
Also, house hacking... living in one of the units of a multi unit dwelling. As @belshawelk mentioned, primary resident financing applies but still get $$ for rent. It's how a lot of people get into real estate or their first house.