I have been trying to sell it to build more, but that has been difficult due to the high interest rates freezing the market...

out of state BRRRR is incredibly difficult. 

However, if you are looking to grow your money or make income from raw land it is very difficult to do so.

Although you could probably find better investments on paper, vacancy & turnover expenses are some of the most costly parts of owning investment property, and very difficult to forecast with perfect accuracy.

I think I can get a policy online with the other requirements, but this waiver seems to be more difficult to find.

Out of state seems harder to break into simply because I'm not there - maybe Hoboken /Jersey city or further like @Eric Hajdu mentioned are better places to start.Out of state is not difficult to get into. 

In the short term, I aim to replace my monthly income from my current entry-level job, I dont make a ton of money so this shouldn't be too difficult.

and it's also difficult to find 80% LTV these days.  70-75 is more likely. 

SFR is much more difficult because of taxes, purchase price and rent generate but if you are open minded to a rent by room strategy or mid term rental strategy SFR can look more attractive.  

Quit transparent on everything.If you understand DST and UPREIT route, this is not difficult to understand.