If you plan on buying 1-2 properties a year at $200k, is a commission between $3-6k.2.

It's all commission based.

Basic (Commercial) Real Estate transaction itself is already difficult to make money and on top of that people that's finance expert just want to add another layer so they can get quick and easy commission.

In Oregon and west coast commissions are negotiated all the the time..

If they have done you wrong, it costs you nothing to open a complaint with the real estate commission. 

Are these huge red flags for the state tax commissions and the IRS?

The one item that is kind of neat, is that you can pay a higher commission for higher visibility. 

These include falsely claiming to have closed dozens of deals when none were ever closed, illegal payment of undisclosed sales commissions to bundlers and independent contractors, advertising the funds as safe and appropriate to investors with obvious near-term needs for their capital, creating fund of funds en masse assembly line fashion with no corresponding SEC filings, unregistered brokers/financial advisors acting in that capacity absent licensure, having customers wire money claim the fund is fully subscribed and putting them into a high yield promissory note, accepting funds from unaccredited investors, misrepresentations about the debt put on the project, lies about experience level of the principals, omissions of material facts, and at least two straight up Ponzi schemes.While it's true that some legitimate operators are having issues in their portfolios, today's circumstances are a perfect example of the idiom, "you can only discover who is swimming naked when the tide goes out."

If you haven't gotten any bites on your own then try using an agent and negotiate their commission. 

I work on commission only, and my bank deposits are irregular.