@John C Rider that bothered me too when starting out.

I've purchased multi's where the poor seller had no idea, the agent was bothering to facilitate showings.

The way to buy pre-foreclosures without getting a loan yourself is by buying using 'sub to'.As far as getting these leads, I wouldn't bother calling unless you're in a tertiary market without a lot of investor competition.

So do I need to bother with this dual layer LLC structure (by setting up the VA LLC as a subsidiary of the WY LLC)? 

You can always ask the listing agent if they are authorized to disclose terms, and sometimes they are per their listing agreement, but nobody bothers to ask.

There really aren’t any great PM there’s, since most of the props are so low on the rent scale especially if your on the south side, many just don’t bother unlesss you have several props to “make it worth their while”. 

I like chatting with tenants about how things are going, and the thing that bothers them the most is because of the scarcity of units, especially ones painted and cleaned, when they see my unit, they want it.

I wouldn't bother calling large companies, they won't be interested in that, but there should be some local small companies/individuals who'd do it. 

@Jessica StevensonI wouldn’t bother replacing the cast iron until it becomes an issue.

This means I will never have pest issues and I'm not bothered by tenants even if bugs show up.