VA Foreclosure questions

Hi - I just moved to VA, and I’m still trying to figure out the process, and how to get info. on preforeclosures.
So, I’m hoping that any of you who are familiar with VA can help me.

  1. Do all foreclosures require the assignment of a substitue trustee? Is this a law, or just a common practice?
  2. Does the assignment of a Sub. Trustee occur (and is recorded) before the auction is made public? If so, does it make sense to search court records to find these assignments to find preforeclosures … or is the system typically behind?
  3. Is there any way to find out about payments being late, or is this private information that cannot be shared?
  4. I am assuming that the lender is in control of sending late payment notices until the payments are 91 days late - or is the substitue trustee named before that point?

Any smart ways of finding folks in preforeclosure would be much appreciated as I am now building my marketing strat.

Thanks for your help.
Juliet