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.

I am particularly interested in purchasing my first investment property as a short-term rental (STR).After analyzing recent data from AirDNA, I have identified several promising areas: Douglas, Saugatuck, Fennville, and I am also exploring opportunities around Stevensville and New Buffalo.I understand that regulations around STRs vary widely, and I've taken the time to study city maps to identify areas where they are still permitted.

@Justin Arcelaschi Keep analyzing deals everyday and eventually a 2-4 unit will come available in a market you’re willing to live in.

Investors will want to assess and analyze the combined/blended interest rate and payments compared to conventional purchase financing.

I recommend figuring out a way to analyze the neighborhoods or towns you want to invest in every day if you’re looking to expand your portfolio.