Should I apply to EB-5 before my TN visa expires or renew?

Hard to understand why you might apply for EB-5 is married to a US citizen. The travel permits take about 3-5 months so if you eligible to renew your TN, then you likely need to do that first.

Typically, a marriage-based route would be most effective and straightforward in this situation. But it's a strategy decision that you'll need to make with the attorney working on your case.

Under the new concurrent filing rules, you can file your EB5 including your adjustment of status application as long as you are inside of the United States, and in status (visa numbers must be available). As such, you can file prior to your June 2024 expiration. The filing of this application would instantly place you in status and you would be able to remain inside of the United States until you receive your green card. You would not be required to rely on your underlying TN status any longer. In addition, the application will include a work authorization and travel authorization permit.