You are essentially at the mercy of the HOA board.

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?

My only thought is the common element over 3 years is the owner. 

Essentially, the seller has agreed to let you pay off a portion of the property over time, so as you pay down the loan, you’re increasing your equity stake in the property.

They essentially look at the tenants credit in other countries. https://www.novacredit.com/

My lease states that the leassee is responsible for all guests, so mostly I use that, but essentially yes add to lease or have them officially sublet from the main tenant and send me a copy of the sublease. 

There is a common misconception about deleading cost and how it can be done.It varies from situation to situation, it could be as simply as covering hazardous element with some plywood or metal, or it could be some replacement doors/windows and making paint intact.

Each of these elements can impact the overall terms, so it really depends on your specific scenario.

It was not comfortable in the LEAST but I was cash flowing and was essentially being paid to live in an appreciating asset.

I've had success with repeat guests from the major platforms booking through Houfy, which is a platform that is essentially direct booking.