Deed language

rights-of-way (both acceptable IMO)

subject to

yes comma

When feeling whimsical I like the "rightS-of way". Otherwise...it is just "right-of-ways"

The last time this came up; I remember @jbstahl said Rights-of-Way.

I always say Rights-of-Ways; just to be safe!

Depends, many rights on one way, or one right over different ways.

Very subjective but a cover all statement, comma or not.  Rights-of way cover all unknown facts and longevity relating to usage and enjoyment.

SUBJECT TO all exceptions, reservations, rights-of-way, easements, covenants, restrictions, and rights of record and subject of any state of facts which would be disclosed by an accurate survey....

is it: rights-of-way, or right-of-ways?

is it: subject of any state of facts, or subject to any state of facts?

comma after restrictions or no comma

Right of way is singular. Rights of way is plural.

Right of way is a noun. Right-of-way is an adjective.

Oxford comma after restrictions. 

Subject "to" any state of facts

My mother was a stickler for proper English. 

Definitely not right of ways; that sounds like something a middle schooler would say.  Same with record of survey, it's records of survey.

Brittanica and Merriam-Webster online show rights-of-way and right-of-ways as both plurals of right-of-way.

One thing you didn't ask about was "state of facts". "State of facts" has a specific legal meaning which is not what you mean here. https://thelawdictionary.org/state-of-facts/

I know some title companies use this, but even without the above problem it doesn't quite mean what it is intended to mean.

Although a boundary survey does report some facts, it's essence is a professional opinion of the boundary location. So if a survey reveals a problem, that problem is the result of an opinion , not a fact. 

@aliquot 

Why are you using "what you mean here"?

When did I ever say I wrote any of this?

I'm not an attorney.

@mightymoe OK, it seemed like you were in correction mode. This is one more thing to consider correcting.

@aliquot 

We are in correction mode for a bunch of documents written by a local attorney. We have gone over them and what we mostly looked at were how our descriptions were placed in the documents, names of parties, and items such as references.

There were many edits, cause even though our descriptions were sent in word, it appears they were re-typed, and not perfectly to say the least. The attorney was happy to get our corrections, he does property all the time, but I think there are too many underlings now putting these documents together and he's so busy with all the development going on. Same issue everyone has here, not enough help. 

As far as "State of facts" you mention, I'm not going there, outside of my legal preview. 

@mightymoe 

probably intended purview. That could make a difference