You can have three identical buildings and even tho their v/c are the same and their expenses are the same they can have drastically different NOI's depending on when their leases were signed. 

If true, this structure would 1) provide a very similar if not identical tax obligation on operating income and 2) remove double-tax on capital gain (seeing as the C-Corp never actually owns the deed of the property)? 

Coincidentally, mom bought it for $80K in around 2006, and currently on the market for about $300K, almost identical situation to yours. 

If it appears that The Consultant has disclosed (or has threatened to disclose) Information in violation of this Agreement, The Seller and/or the Buyer shall be entitled to an injunction to restrain the Consultant from disclosing, in whole or in part, such Information, or from providing any services to any party to whom such Information has been disclosed or may be disclosed, notwithstanding that this Agreement is not exclusive to the Seller and or the Buyer, and the Consultant shall be allowed to use such confidential information under identical agreement with any other third party who may be interested in purchasing the Seller's and/or selling to the Buyer up to and until the time the Seller and/or the Buyer have entered into their agreement(s) to consummate a financial transaction.

Currently we use a company that uses a third party verification so even though we get the paperwork signed by the borrower that gives us permission to run these checks, they still need to approve, and pay for, the check through the site.

I am looking in 2 different neighborhoods where the ARV for neighborhood 1 is $600K and neighborhood 2 is $1M (2 "identical" houses (3BR 2BA 2000SF) that need the "same amount of work" (Paint, floors, windows, both bathrooms and a kitchen).  

You might ask what % of their RE loans are construction, the higher probably the better as they are obviously good at it and have the expertise, some banks don't have the management capabilities and verification process to adequately do construction.

As Joel mentioned building codes in Florida did change back in March but it's unlikely that there would be anything significant that might affect you.Another thing to check on these type of properties is just a quick verification that there are no county or city code enforcement liens.

If you were to use that info to commit identity theft or similar crimes, the PMC would be liable for giving you access to that info and sued out of business.

Ask for a "zoning verification" and confer with them on your potential plans.