Even despite the higher cashflow as a NUMBER, your pre-tax returns as a PERCENTAGE fall to low single digits and the investors AFTER-TAX return is even lower.

A couple options could be a flat per unit fee like you mentioned, or perhaps a revenue share model where you get a small percentage based on the number of units that sign up. 

My pro forma using the 50% rule and using standard expense percentages for San Diego both created a small negative cashflow.

Nathan G is right, please review the contract as every property management company determines what they are up charging or if they just have a percentage.

So in essence I think it is a classification error, you base your property's sale price on other sales in your market, however a percentage of the price of these other sales is due to considerations that your property simply does not have. 

Small percentage were just fine.

So on the expensive properties, the percentage will be far lower than on cheap properties. 

How do I calculate profit with Real Estate Commission Fees (Do I just multiply the 0.06% percentage to the ARV/MaximumOfferAllowed?)

As far as a 506B goes are there any syndication's you would recommend or better put, is there a online directory of available syndication's and their corresponding annual return percentages and projections out there that you know off hand? 

In my opinion, for one the companies that make the largest percentage of the stock market (Apple, Microsoft, Amazon etc) are currently thriving and this will continue.I know a lot of people lost a lot of money in 08-09 but that is likely because they were speculating or sold when they should have held.To counter your points I know investors who rode that recession through and lost zero money.