When a rental property is foreclosed on, do the leases get wiped out or do they remain in effect? 

They have effectively told you, by hiring the listing agent, that they do not want to be directly involved in negotiations and it won't go over well if you try to contact the seller.

I have tried direct mail to vacant properties but all of my properties have just been by picking up the phone and calling FSBOsI now have a VA do my opening calls for most of my seller leads but it is good practice to do this yourself to understand the objections and to practice communicating with sellers.

I think its a more effective use of funds.

Even taking affidavit's to this effect or having the LMO take a notarized statement from the borrower that they are happy with all terms and price.  

Require at least annual proof that the policy is still in full force and effect and require the insurance company to provide notice to you at any time the insurance premium is unpaid.Indemnity and Insurance; Escrow Accounts.

<bump>  Series LLC effective in VA: July 1, 2020Found some analysis of it here:  https://www.fplegal.com/assets/files/resources/599/fp_rhh_virginia_series_llc_article.pdf

This should also have a pretty immediate effect on improving your score.

I use 8% (basically 1 month a year) as my baseline for projections but the reality for me is that I have had my duplex for 13 years and only placed 4 tenants so the effective vacancy is much lower.

If your portfolio will be more interactive, this is generally the more effective route.So, get out there and do your research on plan formats and turnkey providers.