I would start communicating with some of your local real estate agents now and let them know what you're looking for.

Not even remotely a good experience (took over a week, 3 visits, no communication from any of the companies involved), I knew then and there I would not extend the contract for another year with them. 

stop communicating with the tenant verbally.  

My tenant's boyfriend has been in my propery for the last 2 weeks she never communicated and he's not in the lease.

HOW WAS THIS COMMUNICATED?

For example, when performing due diligence, it needs to have title check, physical/ financial/ legal inspections, appraisal, paperwork, constant communications with the seller and the list goes forever.

Six months ago I was wondering how and when I would get my first property, now I just closed on my 2nd and am in communication to buy a 3rd!

I was boots on the ground after hurricane Katrina hit as part of the technology response for communication across the disaster zone.

And from my experience you never even talk to the seller directly, all your communication is always through the realtor.

We communicated with tenants almost exclusively by e-mail.