They decided the rebuild value when the policy was put in effect, I paid the premiums based on the amount (which was 4 times higher than my purchase price). 

No sense creating bad blood over the same net effect.

“For Borrowers with gaps in employment of six months or more (an extended absence), the Mortgagee may consider the Borrower’s current income as Effective Income if it can verify and document that…the Borrower has been employed in the current job for at least six months at the time of case number assignment; and…a two year work history prior to the absence from employment using standard or alternative employment verification.”In summary: if first option doesn't work, see if you can go back before basketball to have your employer complete a Verification of Employment (VOE) for the lender - or round up old W2's (the lender will still want a VOE).

Shankar,I'm not sure that you can put an expected number on the yields in Marion County since each deal and neighborhood have a lot of variables that will effect the yield.  

It is prudent for the seller to know enough about the market to properly analyze the improvements and their effect on the value of the property.From the buyers side, only put down an earnest money deposit that you can afford to lose.

We also time effective dates so that if they choose to move (for month to month tenants) they are doing so in warm weather given that we are in Minnesota

Additionally, Cincinnati was aggressive in their QOZ selection so their may be opportunities in those neighborhood which would also be tax effective, if applicable.

What is the best way to structure these agreements to minimize the effect of this? 

The wording you're looking at is probably something like - "if you purchase a property that was shown to you by the agent, or brought to your attention by the brokerage firm during the time period that you had a buyer agency agreement - you will have to pay that brokerage a commission, even it that agreement is no longer in effect."

Otherwise (you have no ductwork) minisplit is the only cost effective solution.