I analyze every property from Pilsen to Jefferson Park to Evanston every day, very few meet my minimum criteria for clients. 

I own and manage 14 single family homes, all occupied nearly 95% of the time (stable rental market in my area), and currently analyzing a deal and figured why not ask for more input from all of you!

However, if I am presented a deal, I will analyze it accordingly.

In our opinion, this doesn’t result in a viable income amount or analyze income stability.

We analyze the entire single family and multifamily market simultaneously and rank them by cap rate. 

It needs to be analyzed with a critical eye.good luck

Biggerpockets also has a calculator you can use to analyze deals and I highly recommend you start this as soon as possible, even if you are not ready to buy.

I’m using the BP tools to analyze properties, but I feel like I am somewhat throwing darts at the wall.

I am interested to know, what tool or tools or even steps do many of you experienced investors rely on when analyzing the numbers to determine if the listing is worth contacting an agent for a showing? 

You will have to investigate various marketing options out there (i don't endorse and recommend any and will not do so until I have a year worth of data to analyze and share any opinion on it).Keep in mind that Marketing Costs are just part of your overall costs, it doesn't include time spend calling, texting, following up, talking to sellers/buyers, closing the deal and etc.