My current monthly mortgage is $1978 (8 yrs remaining for 15 yrs refinance) and $1300/mo needs to be allocated for property tax.The problem I have is if I lease the house with current mortgage payment, I would not make any positive cash flow due to higher monthly payment and high property tax rate 3.15% (Yes, it is Texas).According to the local realtor's rental comp, the rent for my house would ranges from $3100-3600.

However if I'm netting an additional $110/mo for 30 yrs that's $39.6K. 

Also that you may move out in 2-3 yrs and keep it as a rental.  

Almost 2 yrs ago. 

The rehab works appears to be been well done and this place is already rented and ready to go.Using the 50% rule, and this may be being misapplied by me, it appears to only be a decent purchase at $100k; based on goals: CoCR > 25%, TRIO < 5 yrs, Cap Rate > 6% at $100k it is right on the line of those goals.Financing through local commercial bank that I have worked with in the past, 5yr 20am @ 5.5% (might be between 5.0 and 5.5), assuming 20% down and about $5k in fees at closing.

I bought at the right time 3 yrs ago.I hold for the long term, get a nice tax write-off and let my tenants pay my mortgage.

The CHARLOTTE, NC market has been in the top 1-5 markets for the past several yrs.

Low end comps MINUS 10%to determine if it will cash flow, I use this math on rentals.Rent minus 1/3 for maintenance/vacancyminus 10% for management (optional)minus all landlord hard costsminus taxes and insuranceminus 100/ mo/unit profitbalance tells me what my mortgage payment can be.mortgagecalculator.org using 7% by 20 yrs tells you what the rehabbed value is AS A RENTAL.

Even if I ate 200-300/month, banker said no loan until 2+ yrs rental history--which leaves me renting for the next two yrs (which I don't want).

You're in a good position, figure out how to work it.On a practical level- was this your primary residence within the last 2 yrs?