I am a full-time physician assistant getting my real estate license for my own buy and hold business in Georgia.

Being a former California GC, I think the problem could be one of two things. 1) Texas does not have as strict of licensing requirements as Cali does.

What state and how many units is it as lenders are licensed in each state?

Not only are IA and NE local, but you’ll find it easier to borrow money.Iowa only requires a license to lend money on owner-occupied properties, so this doesn’t apply if you’re flipping.

Do you have to be licensed in your state to manage STR's?  

I am only licensed in WA and HI but am happy to have a conversation, show you the rates you should be getting, etc.

If your wife has a real estate license but doesn't hang it with a broker, does that still count as a real estate professional? 

While trades like electric and plumbing are licensed here, GC are not licensed by the state. 

And I doubt taking out around 10.000 tourist apartments will bring down real estate prices because it hasn't been going down since they stopped giving more licenses a couple of years ago. 

Any opportunity is too good for the law abiding citizen, unless he can bring to table millions of dollars , spend 60 hours on some BS course to acquire a license, to have every breath and sigh controlled, regulated, restricted, obstructed and sabotaged.