Studying for and receiving the CCIM designation will be a solid plus.  

I've been getting a card or two a year to increase my limit (indirectly lowers utilization as well if you don't charge it up) - it does hurt the overall credit age though 

DFW AirBnB is getting expensive to operate and find good deals due to all the HOA regulations that are being implemented..If the property won't cash flow in LTR, then your option is limited to listing it, but I don't exactly know without looking at the numbers, as you can figure out some month to month strategy to lease the unit for a while.One thing that I always tell my clients is that when you are doing AirBnB or any STR/MTR, you are entering into the hospitality industry.

Staying local would make capital the limiting factor where my restrictions out of state would be additional research.

Force yourself to be as concise as possible and to limit the size of the pitch deck, investors will appreciate this and will likely view you as more credible if you include all of the key data i.e.

In a seller's market, home prices typically increase due to limited inventory, while in a buyer’s market, prices tend to be more negotiable.

It does feel like there is likely a major market correction coming, but due to limited inventory of vacation-rentable units in Maui I feel like I should be somewhat more protected from the effects of said recession.

If you've enjoyed a lot of appreciation in the value of your primary home, you may want to start a timer to sell before losing the "lived in the house for 2 of the last 5 years" capital gains exemption (limited; not infinite, but big).  

Some people go to Lake Lewisville/Dallas/Grapevine, but I don't hear about them spending the night and there are pretty limited options right on the water.I still hear a few people going up to Broken Bow/Hochatown, but that talk is way way down since about 2021. 

For the first part of your question even if you were working with a realtor, I don't personally know many that have a true pulse on rehab costs and I wouldn't make any investment decisions based on their rehab cost projections.My suggestion would be to study how to evaluate the Big 6 rehab costs: roof, siding, windows, HVAC, electrical, and plumbing.