The profit in apartments is generated by increasing the NOI not necessarily on the purchase.

I'm guessing we give each of them the numbers, have them generate us a rate and then just choose the best lender for that deal?

does not mean this will also happen to you.So this is what you do.YOU need to do a cost/deal calculation for every method for lead generation you are considering for your market.Now you know how much money you need IF you were to do DMM, or IF you were to do bandit signs.Now this is DATA, so you are not gambling much here.Then factor in the effort it takes and the time it takes for a deal.Bandit signs may be almost free but it is illegal and a LOT of effort and work, and again risk for hefty fines.DMM simply is a bad idea... so figure out what is feasible and then you go for that!

To be able to create from start to finish is an absolute dream but I have no idea where to start as far as being able to generate income throughout the entire process.

Money well spent to protect yourself and the hard earned investment income you are trying to generate, if any initially.

. $3m project for 2 years just a random shot in the dark a couple of thousands while you're getting your entitlements and $10k for builders risk while it's under construction.Speak w/ your lenders before you pull any triggers... it's not just a remodel.

AND they are still charging me the $775 appraisal fee even though no report is being generated.

I would suggest a rental for your first project and then once you are able to generate some sort of cash flow then you could look into flipping. 

Would anyone who generates leads through buying lists mind sharing with me the list company/companies you use and some of the best search criteria to pay for?

Confirm what type of income is generated; long term lease, short term, month to month, Air BnB etc.