A property manager once suggested an idea to me which although as yet I have not used, I may in the future.
Included in the rental agreement would be a big screen TV. At the end of the 12 month lease with a perfect payment record and no damages to the property and signing for another 12 months, they get to keep the TV for themselves when they leave.
So what this means for the landlord is that for less than $10PW (tax deductable) the tenant has incentive to stay for 2 years and be the perfect tenant. If they dont, then the same offer could be given to the next tenant, so no extra cost. By advertising "Free Big Screen TV" the ad would get more noticed by prospective tenants if there is ever a glut of properties available.
Understand where you are coming from, but what happens if the TV breaks down and is not covered by warranty? Do you need to replace it?
After 2 years, the rate at which technology is advancing and prices falling, then that TV may not be deemed as attractive to the tenant as the new ones. Bit like providing fridges, washing machines etc.....more moving parts, more to potentially go wrong.