I did a two year lease for a great tenant, and regret it. He moved out at the end, and I raised the rent by 350 per month. That extra cheap year cost me a few thousand dollars. Now, market rents can also go down, but if I was 350 over market I think it's not likely the average tenant would stay and keep paying without complaint. In retrospect, it was a lose lose situation and one I won't repeat again.
Regards,
Michael