What besides house/land can be financed in to a mortgage?

Yeah, you can buy a house fully furnished and roll it into a mortgage. The mortgage all depends on the appraisal, which I don't think includes contents? But something like a fence would certainly be in the appraisal. But if you are loaning X% under the appraisal whatever is included in that percent can be mortgaged.

But the other question is always, why? Its not generally the best financial move to include a bunch of depreciating assets in your mortgage.

I missed the barn part, I thought you meant like a backyard fence. Are you looking into farm loans at all? All a mortgage really is is a loan using your house as an asset/ collateral. If your fence and barn are collateral that retains value over time, there is likely some sort of way to get a loan on it like a rural/ farm loan.

I have not yet, currently have a raw land loan that will be paid off in next few months and am going to roll that equity into the mortgage.

Have you purchased a house in the past? If not, I believe the FHA loans allow you to take out over the value of the house (maybe 25%?) for additions/rehab.

After a quick google, maybe its this USDA loan im thinking of.

If you find the right loan officer (think local banks) that can swing the barn into being part of the appraisal on "after-improved value" on the USDA loan, that would help. I know my state farm agent blurred some lines in one of my government program mortgages for a rental. A good lender/loan officer isn't always easy to find, but continue looking until you find someone that will actually work FOR you, not just trying to push out as many loans as possible. I happened to be a customer of my state farm agent, and he really worked for me. It was for something few other banks would do, but he did well on one of my loans, but for the others I had to go elsewhere.

Call a bunch of local banks and credit unions, go sit down and talk with them, and tell them your ideas. The local banks' loan officers will still present the loan to the board and they may go for it. If you have some money in the bank, give them incentive, and let them know you are willing to work for it. For example: A buddy of mine was getting a very large loan from a local bank. He was denied over twenty times, but found a bank that would work with him, and ended up putting 15 (or 20%) down, but also said he would put 100 or 200k in a CD at the bank for 6 months or a year, and they took it. This allowed them to lend out another 1.2MM that year by him doing that. The smaller banks are always willing to work with you. Since this is a much smaller scale, you could even consider offering to roll over all of your accounts to their bank, or your IRA, or something like that.

Call four or five local banks, express your interest, and go sit down with them. You may be surprised at what they can do. If you have any "farmers" banks in your area, that would probably be a great place to start, as well.

If you get rejected more than 20 times, you could start to look elsewhere. Depending on the type of barn you plan on building, many specialy barn builders will allow financing for their construction, but that is typically on the shittier barns, but it's still something to look into. Just do a quick google for "barn construction financing"

Links:

FHA203K Loan: could possibly swing the barn as an "addition to home" LINK

USDA Rural Housing Renovation Loan: This is the one that is appraised on "after improved value" LINK