and I have never charged a tenant for a repair. Most the time I do the repairs. They've been there for over 10 years. He's taken their rent from $1295 to 1895 over that period. I rarely raise rent because an empty month cost me more than the increase will produce over a year. They also keep the house spotless and I do minor repairs when needed. I've only had tenants of this quality 2-3 times, and never ones that stayed 10+ years.

I guess it's my fault for being too nice.

OK. Off my soapbox.