I'm curious which texting tools people prefer and why? 

There are many great resources out there that will help you do a market analysis.

I'm getting more and more comfortable running property analysis' using the BiggerPockets Rental Property Calculator.

.~5% vacancy rate.Mortgage/taxes/insurance cost $1250/mo.Tenants pay electric, heat, and water.New roof 2016, but the propterty will need maybe $5K of work in the next 5 years.Duplex is in an "A" neighborhood, but appreciation has still been slow.Currently, the loan is being paid off about $5K per year.Please, any advice or analysis would be greatly appreciated!

This will impact a few things.As far as the analysis:$1k for initial repairs is not likely.

I can provide you with both a rental/cash flow analysis as well as a market analysis with a breakdown of selling expenses so you have a very good idea of what you will pocket at the end of the transaction at no up front cost to you. 

I ran some analysis a few months back where I discovered that the cost associated with selling & 1031 roughly reduces the short-term return by 3% annually.

Do your analysis (which it sounds like you've been doing), leverage the experience of others where you need it, and get a deal to get rolling with your investment business.

I get sucked into researching a property and seem to get in analysis paralysis. 

We finally got out of analysis paralysis and made the leap!