Welcome to the May 2026 marketing newsletter! We’re excited to share the latest updates, highlights, and insights to keep you informed and inspired as we head into another productive month.
May Campaigns
Each month Marketing sends out on your behalf Total Expert emails to your clients and realtor partners. Be sure to read and review this section and take note of the opt-out deadlines.
Note: This list does not include transactional automations such as Loan Milestone Updates, Post Closing, Customer Intelligence, etc. For a current look at our journeys, click here.
Past Clients – Condo Changes
This email will be sent to condo owners who funded over 2 year ago and have at least a 4% interest rate. Click here for a sample.
Send Date: May 14th
Opt-Out Date: May 4th
Buyers – Condo Changes
This email will be sent to contacts in Total Expert that have a “Started” loan status and are looking to purchase a condo. Click here for a sample.
This email contains a video link, view the video here.
Send Date: May 11th
Opt-Out Date: May 4th
Realtors – Condo Changes
This email will be sent to all buyer’s agents in Total Expert. Click here for a sample.
Send Date: May 6th
Opt-Out Date: May 4th
Congratulations to Scotsman Guide Winners!
Big shout out to all our 31 loan officers that qualified for 2026 Scotsman Top Originators. This is a massive achievement, your hard work accounted for 30% of the top 1% in the country. Your dedication deserves recognition. If you’d like to showcase your top originators badge on your email signature or webpage, reach out to your Business Development Specialist.
STAND OUT WITH VIDEO | Video Fundamentals Training #2
Our creative director Cody Harrison will be hosting a 2nd video fundamentals training class that delves deeper into social media strategies and tips for getting more engagement from your video content. This is a great opportunity for those looking to grow their social media video presence.
Homebot Updates
Client Page Updates
Homebot just rolled out it’s a meaningful upgrades for how you prioritize and work your database. This is a quick 5-minute walkthrough.
What are they and why do they matter?
- Smarter opportunity lists – Now powered by engagement signals and refined filters so you’re seeing the clients most likely to act
- Smarter sorting – Your lists are prioritized by engagement so you can call the warmest leads first
- Quick Look panel – Click into any client and see everything you need to take action without leaving the page
- Outreach tracking – Mark clients after you’ve reached out to keep your lists clean and relevant
- Organized tabs – Action items, leads, and maintenance issues now live in dedicated spaces
Video Quick Links:
- 0:41 How do Clients Appear in the Opportunity Lists
- 2:22 Changes to the Client Page in Homebot
- 3:15 Quick Look Panel
- 3:30 Remove Clients from Opportunity Lists
- 4:29 Maintenance Tab
Top Opportunity Email Updates
These emails have been refreshed to better support one job for you at the start of each week: know who to call first.
Why This is Valuable
- The email is now aligned to the new Opportunity Lists, so what LOs see in their inbox maps directly to the same lists they will click into in-product.
- For each Opportunity List, the email now surfaces the top 3 clients to call, so LOs can immediately prioritize outreach list-by-list without having to hunt for signals or decide where to start.
In short, this turns Monday morning into a clear, repeatable workflow: open the Weekly Leaderboard → pick a list → call the top 3.
Looking For a Fun Late Spring Event?
Host a Plant Bingo Party! Plant Bingo is where you play bingo but all the prizes are plants. They’ve be very popular recently so why not join in on the fun! Your Biz Dev Specialist can help you plan it.
Calendar
Visit the Corporate Calendar for details on events and trainings.
May Social Posts
Post Date: May 1st
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I hear this all the time. I already have a lender.
That is great. You should.
What I offer is not a replacement, it is a second set of eyes.
Sometimes everything is exactly where it should be and you move forward with full confidence.
Other times, there may be a different structure, option, or strategy that better fits your situation.
No pressure, no obligation. Just clarity.
At the very least, you know you are making the best decision with all the information in front of you.
Post Date: May 4th
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This is still one of the biggest myths I hear from buyers.
You do not need 20% down to purchase a home.
There are options that allow for:
0% down for qualified buyers
Low down payment options around 3% to 5%
Flexible structures based on your goals
The right approach depends on your financial picture and what you are trying to accomplish, not a blanket rule.
According to the National Association of Realtors, the median down payment for first time buyers was just 8% in 2025. Source: NAR 2025 Home Buyers and Sellers Report.
If you have been waiting to hit 20%, it may be worth taking a look at what is possible now.
Post Date: May 6th
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I get a lot of the same questions from buyers, especially early in the process. Here are a few of the big ones:
Do I need 20% down?
No. Many buyers put down far less.
How much are closing costs?
Typically 2% to 5% of the purchase price.
Why does pre approval matter?
It shows sellers you are serious and gives you a clear budget.
What are points vs credits?
Points can lower your rate. Credits can reduce upfront costs.
Getting clear answers early helps buyers move faster and make stronger decisions.
According to the National Association of Realtors, 88% of buyers finance their purchase, which makes understanding these basics even more important.
Source: NAR 2025 Home Buyers and Sellers Report.
Post Date: May 8th
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Offer strategy is not just about price. How you structure your financing can make a real difference.
One option is using seller or lender credits.
Credits help reduce the upfront cash needed at closing, which can give buyers more flexibility and confidence when writing an offer.
How does that help get offers accepted?
It can allow buyers to come in stronger on price, keep more reserves, and present a cleaner offer without needing as many concessions later.
A well structured offer is not just competitive. It is intentional.
Post Date: May 10th
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Happy Mother’s Day to the moms who fill every home with love, strength, and care.
Today we celebrate all the ways you make life brighter for the people around you.
From all of us at Intercap Lending, thank you for the love that turns houses into homes.
#MothersDay #HomeIsWhereMomIs #IntercapLending
Post Date: May 11th
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Commercial lending looks different than residential, and that is exactly where strategy matters.
What I focus on:
Loan sizes that fit your project
No maximum loan limits based on standard guidelines
Flexible qualifications based on the strength of the deal
Low down payment options in certain scenarios
Using assets wisely to structure the loan
Looking beyond just the credit score
Every deal is different. Whether it is a retail space, office, or investment property, the goal is to structure financing around the vision, not force it into a box.
Understanding your options early can make a big difference in how you move forward.
Post Date: May 13th
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One of the biggest challenges I see is timing the sale of a current home with the purchase of the next one.
Transition loans are designed to solve that.
They allow you to:
Buy your next home before selling
Sell or rent your current home within a set timeframe
Move without feeling rushed or pressured
This creates flexibility and removes the stress of trying to line up two major transactions at the same time.
For many buyers, it turns a complicated move into a much more manageable process.
Post Date: May 15th
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Not every borrower fits into a traditional box, and that is where FLEX loans come in.
These programs are designed for:
Self employed borrowers
Non traditional income
Unique financial situations
Instead of forcing a file into strict guidelines, FLEX loans allow for a more complete look at the borrower.
That can mean using alternative documentation, considering assets differently, or structuring the loan around how someone actually earns and manages money.
If you have ever felt like you do not fit the standard mold, there may be more options available than you think.
Post Date: May 18th
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A renovation loan allows you to combine the purchase of a home and the cost of improvements into one loan.
That means:
One loan instead of separate financing
Ability to update or customize a home right away
Potential to increase value through renovations
This can be a great option for buyers who find a home with potential but not everything on their wish list.
Instead of passing on the property, you can turn it into what you want from the start.
Post Date: May 20th
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Debt consolidation is one of those tools that can be very effective when used the right way.
When it helps
Moving high interest debt into a lower interest loan can reduce monthly payments and save on interest over time.
When it hurts
If the balance is moved but spending habits stay the same, it can create more debt instead of solving it.
The key is pairing the strategy with a plan.
In some cases, using home equity through a refinance or HELOC can be part of that solution. In others, it may not be the right move.
The goal is not just to move debt. It is to improve the overall financial position.
Post Date: May 22nd
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The number one mistake I see buyers make is starting their home search before they understand their numbers.
It is easy to fall in love with a home online. It is much harder when the payment does not match what you expected.
What I always recommend first:
Get clear on your payment
Understand your loan options
Get fully pre approved
When buyers start with a strategy instead of a search, everything changes. Decisions are easier, offers are stronger, and there is a lot less stress along the way.
Post Date: May 25th
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Today we remember and honor the brave men and women who gave everything for our freedom.
Thank you for your courage and sacrifice.
#MemorialDay #HonorAndRemember #IntercapLending
Post Date: May 27th
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Not every loan should be approached the same way.
What I focus on is personalized service that actually fits the client, not a one size approach.
That means:
Understanding your goals first
Building a strategy around your financial picture
Communicating clearly at every step
The difference is not just in the loan itself. It is in how the process feels.
When it is done right, you feel informed, confident, and supported from start to finish.
Post Date: May 29th
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I see a lot of buyers delay their plans because of things they think are true about credit.
Some of the most common myths:
You need perfect credit to buy
Checking your credit will hurt your score
You cannot qualify if you have some debt
The reality is there are loan options for a wide range of credit profiles, and most of these concerns are manageable with the right plan.
The hardest part is not credit. It is misinformation.
Understanding where you actually stand can open up more opportunities than you expect.
According to Experian, many approved borrowers fall outside of top tier credit ranges.
Source: Experian Mortgage Credit Trends Report 2025.
