What are the best practices for listing a property to virtue signal that there will be a buyers agent commission paid by the seller based on buyer agent behavior such as ensuruing that the offer contains an appraisal gap coverage, waives inspection and other elements that are desirable by sellers?

So the Deed in escrow avoids some costs but also takes another step to be as protected as you were.I was in the mortgage business for about 15 years, and multiple title transfers do catch the attention of underwriters - from back in the days of fraudulent flips with inflated appraisals. 

The houses are 2010+, the market value is somewhere 230K-250K, the appraised value includes 40K+ land, and new houses are built close by for the same 230-250K range....why would the replacement cost be 340K? 

An appraisal was done and of course it came in low.

House was appraised using ARV. 

Lower leverage, higher rates, you will be required to pay for a commercial narrative report instead of a standard 1025 investment property appraisal.

The property has zero debt on it and most recent appraisal was for $187,000.

The calculation typically uses 75% of the property's gross rental income (as determined by an appraiser) to account for potential vacancies and maintenance costs.Monthly Payment Calculation: The total monthly mortgage payment includes principal, interest, property taxes, homeowners insurance, mortgage insurance premiums (MIP), and any homeowners association dues.Test Requirement: To pass the self-sufficiency test, the calculated rental income must be equal to or greater than the monthly mortgage payment.

Search the BP for ADU appraisals to encounter numerous examples.

This would depend on a number of factors (including whether an appraisal is needed).