Not exactly sure what the precise threshold is for it making financial sense, but I imagine with 3-4 bids and historical landscaping water usage data you could analyze how long it would take for it to pay for itself.

Typically the only time you will see a commercial lender willing to skip the PG is when you are using an SDIRA or similar investment vehicle  to purchase or refi.

I simply said I own "x" vehicle free and clear, can I take a loan out against it?  

Bigger Pockets - What a great vehicle.

@Jay HinrichsJay, I even passed a semi load of Tesla Model S vehicles while I was listening to your podcast.

Boat and vehicle storages, etc?

Hey Johnny,There’s nothing too good to be true about it however if you use its pros and minimize its con’s then it can be a highly effective wealth building vehicle for you and like a knife or weapon if you use it incorrectly it can hurt you too like @Sat Ram mentions.The strategy in and of itself, once you shave off the fluff from the gurus, is a vehicle to get your lazy money that you have sitting around or money that flows through your accounts on a monthly basis to be better utilized when it’s parked in the line because that lowers your cost of financing.

Also, let’s say a 1031 wouldn’t make sense, would there be any other alternative vehicles that mimic the tax deferral code in a 1031?

Builders risk – Covers a property during the construction process.Once the building is complete, you will need to move it to a Vacant building policy or standard Property policy.Most commercial insurance packages for builders will have property coverage that takes this vacancy issue into account.Work comp – Covers your employees, OR any uninsured subcontractors & volunteers.GL – Covers Claims against you for Property damage (Your new building falls over and damages neighbors’ car) and Bodily Injury (slip and fall on the property)Auto – Covers Claims against you for Property damage and bodily injury from your commercial auto.Auto – Hired & Nonowned coverage – protects your business against claims form your employees and subcontractors vehicles that are working on behalf of your business.Most employees and subcontractors are typically driving their personal vehicle that is insured personally.Inland Marine – Covers equipment, hand tools while in transit and on job sites.It can also cover building materials to and from the job site (Cabinets get damaged while being driven to job site)

@Ken Nyczaj  If the house is listed with an agent, there is a contract between them - or to be precise, there's a contract between the seller and the brokerage.