Marketable title is one that has "manageable" encumbrances that can be cured prior to closing, examples of such encumbrances would be a mortgage, mechanics liens, municipality or code enforcement lien, etc. 

Yes, it is very real.....but almost all states have some form of mechanics lien laws. 

I may even go one further and compare a fine motor mechanic to becoming a carpenter or rehabber. 

I have a solid understanding of rehabbing and mechanicals having personally renovated our current house, so am hoping to handle a bit of the value-add and maintenance on my own to reduce costs.

you can see the mechanicals in the basement.. an investors should be able to walk this with a decent agent and in 30 minutes or less note if there are any Major red flags.. you can buy one of those things you plug into the receptacles to see if power is working.. you turn the hot water on.. you run the heater.. check for age.. 

It's too easy for the novice to miss something such as a defect in the title chain or a lien (mechanic's, municipal, etc.) on the property. 

Not full proof, but I like the mechanics of this. 

Restaurants, auto mechanics, massage spas and tanning spas.

But pretty much every HML will require PG's as well.. but if they have a mechanism to get the property back without a foreclosure then maybe they don't need it.. and frankly with the no money down borrower with limited capital the PG is kind of worthless anyway.. again just spit balling here.. but in mortgage states like OHIO were foreclosures take a long time.. 

We also have all high efficiency mechanicals, so the energy usage isn't much.The reason I asked about a garden is because invariably, green-minded tenants love to garden.