I have a distressed property, an owner-ish who doesn't want, and a mortgage company who won't talk to me. 

While SU is a huge driver for the area, we have a lot of other economic drivers, including the two new Amazon facilities, but also newer companies such as TCGPlayer and Spincar, along with a multitude of new drone companies which are here for the expanding Tech Garden and the drone corridor which runs from Syracuse to Rome, NY.  

Many OOS investors set themselves up for failure because they don't invest the time to ACTUALLY understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.Class A is relatively easy to manage, can even be DIY remote managed from another state.

Clearly there are companies who are thriving with in-house management.

So for example, here in Greenville, South Carolina, we have major auto manufacturers, BMW, Michelin and a whole host of smaller companies that manufacture parts for these larger facilities at BMW and Michelin.

I've heard about turnkey companies (properties that a company owns, is already rented, and ready to sell with tenants in it) but am not familiar with any names of companies.

We've had great tenants, a good property management company, and few expenses over the past few years.

Currently I use Foremost insurance but their prices have gone up somewhat significantly this year and I’m wondering if anyone has a good company/agent they like to use and would recommend as a place for me to start looking.

Right now you are the licensed, insured, have  o experience and if you work remotely off little in the way of hands on at a property.Honestly someone could hire a Virtual Assistant from a other country.I would try and build your resume by working for a company for now.

However I have done residential real estate deals in 13 states using various exit strategies and my main advantage for this project is that I own a GC company within range of the property with experience handling large scale projects.