my SS deal is one of my participation deals were I provide the capital to the operator via a debt instrument then take a participation as part of the note agreement. 

Hi Marshal, welcome to the community!

He mentioned the distance to the nearest fires (about 20 miles), but the bank isn’t budging.

That’s why small towns often go unnoticed by major investors unless they have local ties or connections to the area.Within about an hour’s drive from Lexington, there has been significant activity.

Insurance right now is wild, so I'd get a solid broker on your team - I'd be happy to share my contact if that would help.Also, aren't most of the existing insurances shared on the OMs for the properties? 

Quote from @Breland Clark: I would like to know more about developing land and subdivisions for new builds and apartment buildings. talk to the land development arms in your city or state.

Any recommendations on who can do the reno? 

@Lauren MerendinoI strongly believe that your chosen market should be somewhere that you can go to in person / have strong personal knowledge of / have family or a network in already.  

In a city like Philly, you will face many challenges - you need to learn the market and know the neighborhood and the block and make sure all of your numbers are within reason, you need very reliable contractors, you need a to understand the permit process, you need to be familiar with market expectations. 

However if you are looking at commercial properties a lot of them will be owned by corps and then it will still be hard to find the actual owners!