Wah, you can increase during covid very the good liao. I got one condo bought sub sale, rental started 3k , then drop to 2.5k then during covid became 0 - because tenant was operator to do air bnb. That time really suffer. After covid rented out to foreign worker - 1.9k then increase to 2.3k then sold. When started, gross yield was 7%. Now more and more supply coming, better exit when got chance.

same tenant or change tenant?

Rental rates are subject to the property's location and broader market conditions.

In KL Selangor we can still rent an empty condo at RM1000 for 900sqf. After 10 years maybe rental go up to RM1200. Imagine if total 30 years renting a house and total payout is RM432k. And among 30 years if we put RM1500 into our KWSP account, after 30 years with compounding interest the amount will be RM 1.3m.

During the tenure of renting house, we do not need to pay any maintenance fee, cukai tanah and most important is saving huge interest from bank loan. A property of RM 500k the total interest payout is similar like RM 500k for 35 years, whopping RM1m paying to bank. But after 35 years the property especially condo may worth less than the purchasing price because the condo age is "old" while there are other newer condo at affordable price.

student apartment

Not always go up if the situation is supply more than demand. We are big country. We are not Singapore.
After retire, peoples can move to other towns where cheaper cost of living and more peaceful.

Retired couples facing empty nest syndrom. Big house but all children no longer live with them.

Better sell, and move to smaller house in other towns.
Got money from the transaction better go enjoy the money while u still can, travelling all over the world like nomad. Who cares about normal traditional life as old folks anymore. At the end of the day, we all die. So, big house and lots of money is no meaning. Money is not yours until you spend it. House cannot bring to grave. 😝