a lot depends on frontage, etc. best advice is to go to the city or zoning department yourself where it all happens.

I've spoken with the local zoning department and confirmed how the vacant land could be subdivided and for what use. 

I'd look for the current status of the property's inspections, such as the fire marshal, the health department, social services, etc. - as well as checking with the local municipality for any building or zoning infractions.

I completed the Department of Defenses Boots to Business course and I am currently enrolled in the Boots to Business Revenue Readiness course to help me learn how to write a business plan.

Call the building department of the town you are in and ask the general question. 

These smaller banks that have commercial departments want to lend on properties in their area. 

Couldn't the planning department of the jurisdiction tell you what you need to in regards to the environmental?

Check your local building permit department.  

Don't look now but another seismic shift is coming to a real estate market near you.As you might have heard, there have been several recent class action law suits and even Department of Justice guidance that could change the US Real Estate market as we know it. 

As to the issue of captive insurance subs, I worked in the accounting department of a small insurance carrier, set up primarily as a tax shelter.