The Open House Weekend Campaign Game Plan — Timelines, Checks, and Sources
The 2 Mortgage Guys (Ryan Minick & Steve DeLon, Luminate Bank) · Kokomo / Howard County, Indiana
Last updated October 13, 2026 · This is the living game plan for the standing weekly system: what we do, when we do it, what we check, and where we look. It is updated every time the campaign changes, so what you read here is always the current playbook.
Every week we find the coming weekend's open houses in Kokomo and Howard County and offer the listing agents free promotion: a featured spot in our weekend group video posted across all our social channels, a single-property website with buyer sign-in, a dedicated 30-second video for their own socials, print flyers and a QR tent card, and a Monday traffic report with every captured sign-in. In exchange we get relationships with local agents, buyer leads worked toward pre-approval (leads always stay the agent's buyers), and BMP partner sign-ups.
The core model is list first, upgrade on permission. Every open house we find goes on the public Open House Kokomo page as a text listing (address, price, day/time, agent, brokerage) — public facts need no permission. An agent only gets photos, a featured card, a property website, and video placement after they say yes in writing. Silence means list-only, always.
| When | What we do | What we check · where we look |
|---|---|---|
| Monday 5:00 PM Kickoff |
Discovery + website list + permission invites. Every open house found is written to the week file and added to the Open House Kokomo page as a text listing. Each listing agent gets the permission invite (one email per agent, combined if they hold multiple listings). Agents we don't know go through the Realtor Research Protocol first (§6). Runs after Monday morning's traffic reports close out the prior week, so the app panel keeps the prior weekend's results until this run replaces them (per Ryan, Oct 19, 2026). A home is only listed when a source shows its open house with an explicit date on the coming Saturday or Sunday; prior-weekend dates are never carried forward. A home that ran the prior weekend gets triple-checked in all three sources, and if it still shows a dated open house for the new weekend, its agent gets the repeat confirmation email instead of the standard invite (see §5). | Three sources, cross-checked against each other every week: Broker Marketplace Open House Genie, Realtor.com, Zillow — Kokomo 46902 plus Greentown, Russiaville, Peru, Logansport and Howard County towns. BMP is one source of three, never the only one. No MLS. Agent contacts checked in Bonzo, BMP, and Viato before any research. |
| Tiered, all week Approval watch |
Approval processing on a tiered cadence (per Ryan, Oct 16, 2026): Mon and Tue at 8:00 AM, 1:00 PM and 6:00 PM; Wed every 2 hours; Thu 12:00 AM through Fri 11:00 AM every 30 minutes. Any new "yes" is fully processed on the spot: status flips to featured, BMP partner check, Genie property page, website featured card, confirmation email, and an immediate sync to the Control Freak app panel (§4). | Runs the reply checker against the [email protected] inbox, matching replies from invited agents to the invite thread and testing for an affirmative grant. Ambiguous replies are not acted on, they are surfaced to Ryan. |
| Every 12 hours Search sweeps |
Replies + late listings, twice a day. Searches run Monday at 9:00 PM, at 9:00 AM and 9:00 PM Tuesday and Wednesday, and Thursday at 9:00 AM. Each run processes any grants the same way as the approval watch, then sweeps for open houses posted since the last check. New finds are added to the week file and the website list the same run, and their agents are invited right away. Price or time changes on known listings are corrected everywhere. | Same three sources (Genie, Realtor.com, Zillow), matched against the week file by street address so nothing is double-counted. Agent emails verified identical across sources before an invite goes out. |
| Mon–Thu 8:00 PM Asset reminder |
Missing asset check. Runs the asset checker; if a needed headshot or logo is missing for a granted agent, Ryan gets one reminder naming exactly what is missing. Silent when everything is on file. | Checks the realtor photo library and logo library against the assets needed for the week's granted agents. |
| Wednesday 9:00 PM BMP nudge |
Co-brand nudge, about 24 hours before the build. Featured agents who have not accepted their BMP partner invite get one more email: accept before tomorrow night's build and the property website, flyers, and printable pieces get made with their brand on them (their photo and logo, not ours; the pieces are co-branded, our name in a supporting spot). It is careful to claim only what actually changes: the videos carry the agent's photo and logo either way. | BMP Partners/Team list re-checked live before sending, so anyone who accepted in the meantime is skipped (and recorded as a partner). Tracked per home so nobody gets it twice. Thursday granters are inside the window and skip it; the build still catches their acceptances. |
| Thursday 9:00 AM Reminder nudge |
Deadline reminder to every agent still awaiting reply: the 9 PM deadline is tonight, after which unconfirmed homes stay list-only. | Week file: every home still in "listed" status with an invite sent. |
| Thursday 6:00 PM Final search |
The last search of the week, always. One final discovery pass for late-posted open houses, three hours before the deadline. Any new agent is invited with the same-day 9 PM deadline stated prominently, so they still have time to respond. (This replaced the old Thursday noon backfill, which only ran when fewer than 3 homes were confirmed; the final search runs regardless of the count.) | Same three sources, same address matching. |
| Thursday 9:00 PM Deadline |
Permission cutoff. Grants in by 9 PM make the group video and full kit. Later grants are late approvals: full kit Friday morning, but they miss the group video. | — |
| Thursday 9:15 PM Verify + build |
Final reply check, verification, and video build. Re-verifies every home is still on and at the same time; drops cancellations (featured cards pulled). Checks BMP partner acceptances and rebuilds those pages and cards co-branded. Fills any kit gaps, renders the group video, stages all dedicated videos, verifies every video URL live. | BMP Genie + Realtor.com + Zillow for cancellations and time changes · BMP Partners/Team list for acceptances (acceptances also get tagged "BMP Partner" in Bonzo and enrolled in the BMP Partner AI Tools Onboarding campaign) · photo gallery check per featured home: fewer than 3 usable photos triggers a fresh Realtor.com gallery pull (exterior first, up to 20); a home with genuinely one photo still builds, flagged to Ryan. |
| Friday 9:00 AM Kits out |
Kit emails to every featured agent (and full kits for late approvals, dedicated video included): property website link, the three dedicated video download links with a which-format-goes-where guide, QR tent card PDF and both social graphics attached. Kit send is recorded per home. | Kit contents verified per home before sending (landing page, QR, graphics, video links live). |
| Friday 9:30 AM Nonresponder email |
"Here's the video your open house missed" — agents who were invited and never replied get the finished master video (the open house page, video at the top, their home on it as a list row) so they can see what the offer actually was, and what they missed, in case they were skeptical or unsure what the offer was all about. The point is converting them next time we offer. Only for homes still listed after Thursday's re-verification; an explicit decline gets nothing. Once ever per agent: it goes out only the first time an agent does not respond, and never to an agent who has been featured before — they already know what the offer is. | Sent only to invited agents with no reply of any kind who pass the once-ever screen in the permission log (no prior feature, no prior nonresponder send); tracked per home and in the log. |
| Friday 10:30 AM Guide email |
"One important thing about your open house kit" — a separate email explaining why putting the materials out matters, how QR sign-in capture works, and the benefit to the agent (every sign-in comes back to them Monday; we work the leads toward pre-approval and keep them posted; buyers stay theirs). Three steps: print the flyers, place the tent card, share the property site and video. | Sent only to featured agents whose kit actually went out; tracked so nobody gets it twice. |
| Friday Group video posts |
The weekend group video posts across Facebook, Instagram, TikTok, YouTube, LinkedIn, X, and Threads via Buffer, each platform in its native aspect ratio. Every description links each featured home's property website. | — |
| Sat & Sun 8:00 AM Day-of graphics |
Day-of lineup graphic for that day's open houses, posted across the networks (YouTube excluded). Cards read "TODAY," feature the day's homes with photos, agent photo/name/logo, and bold gold times; footer points to the full list at the2mortgageguys.com/open-house-kokomo. | Lineup is pulled from the live Open House Kokomo page that morning. Split rule: max 4 featured per graphic; 5+ splits evenly into Part 1 / Part 2 (5=3+2, 6=3+3, 7=4+3, 8=4+4), Part 2 posting about 30 minutes after Part 1. |
| Monday 9:00 AM Traffic reports |
Pre-report ask, then reports. First, every featured agent gets a short email: your report is on its way, did you pick up any leads on your own that we should know about? About 30 minutes later, each agent gets their traffic report PDF: sign-ins and tour requests from their property website. Ryan gets one analytics email with all PDFs plus video view counts (views are in Ryan's copy only, never the agents'). Sign-ins are also loaded into the Control Freak app. A feedback watch then scans replies for agent ideas and returned leads and surfaces them to Ryan word for word. | Sign-ins and tour requests come from the Genie leads export for the week. Zero sign-in properties still get an honest zero report using the slim zero version (§5). Every report ends with the feedback PS: "What else can we do that would give you more benefit during an open house?" |
Grants are processed by the approval watch (tiered: Mon/Tue 3x daily, Wed every 2 hours, Thu 12:00 AM through Fri 11:00 AM every 30 minutes), the evening sweeps, or the Thursday build, whichever catches the reply first. The steps are identical every time, and each one checks before it acts so nothing ever gets sent or built twice:
Every campaign email comes from [email protected], with no pasted signature (the corporate signature attaches itself), with one exception: the kit email sends from [email protected] through Resend as a formatted HTML email (template email-template-kit-html.html, plain-text fallback from email-template-kit.md), with Reply-To set to [email protected] so agent replies land in Ryan's inbox. Steve is CC'd on just two of them, the permission invite and the Friday kit email, and nothing else. Ryan is also CC'd on the kit email (added 2026-10-23) so a copy lands in his own inbox — the kits send through Resend and otherwise never touch his mailbox, leaving him no way to see them or confirm they went out. One email per agent per stage, even when they hold multiple listings.
| Touch | When | What it says |
|---|---|---|
| Permission invite | Monday kickoff, or the night a late listing is found | The free promotion offer: featured spot with photos, their own property website, flyers, QR tent card, a personal video, and group video placement across all socials. Names the Thursday 9 PM reply deadline. Returning agents: if the agent was sent an invite in any prior week (check the permission log), the email opens with the template’s familiar version (“Hey, it’s Ryan again”) instead of the first-time introduction. Never introduce Ryan to an agent we have already written to. |
| Repeat confirmation | Replaces the invite for a back to back home | For a home that ran last weekend and, after a triple-check of all three sources, still shows a dated open house this weekend: a short questioning email asking the agent to confirm the home really is running back to back, and offering refreshed materials for the new date (updated video, new flyer and property website, listing back on the page). A yes is a full grant; the build makes revised pieces for the new date rather than reusing last week's. The email also asks whether anything has changed since last weekend (day, time, price, anything buyers should know); whatever the agent reports wins and every piece is updated to match. |
| Reminder nudge | Thursday 9:00 AM | To agents who have not replied yet: the deadline is tonight. |
| Confirmation email LOCKED template | Immediately at grant | "You're featured — what happens next for your open house." Thanks them, lays out the three next steps (featured build, Friday kit, Monday report), and attaches the headshot and logo we have on file so they can confirm or replace them before anything goes live. |
| BMP two-campaign email | Monday, after the traffic report, once ever | To an agent who has now been featured in two campaigns and still has not created the free Broker Marketplace account: a short questioning email asking why not. Points out their materials run mostly under our branding until they link the account, that the photo and logo co-branding is the step they are missing, and a PS covering the wider free toolbox (property websites, printables, sign-in capture, a market report for their own clients, AI tools). Sent once per agent, tracked by a marker line in the permission log, after a live partner re-check. Separate from the weekly Wednesday nudge. |
| BMP nudge APPROVED template | Wednesday ~9:00 PM, about 24 hours before the build | To featured agents who have not accepted the BMP partner invite: accept before tomorrow night's build and the property website, flyers, and printable pieces get made with their brand on them, photo and logo, not ours (co-branded, our name in a supporting spot). Honest scope: the videos already carry their photo and logo either way. |
| Kit email | Friday 9:00 AM | The deliverables: property website link, the three dedicated video download links with the format guide, QR tent card PDF and social graphics attached, plus a section linking the open house page, where the full weekend video is embedded at the top so the agent can watch the video their home is featured in. Sent as the campaign's one formatted HTML email, via Resend from [email protected] with Reply-To [email protected] (decided 2026-10-16: every other campaign email stays personal from Ryan's mailbox). |
| Nonresponder email | Friday 9:30 AM | "Here's the video your open house missed." Goes to agents who were invited and never replied, with the master video (the open house page). Their home made the list, but since we never heard back it was not featured; the email shows them what the featured homes got and invites them to jump in next time. Homes dropped at Thursday's re-verification and agents who explicitly declined are excluded. Once ever per agent: first nonresponse only, and never to anyone featured in an earlier week. |
| Guide email | Friday 10:30 AM | "One important thing about your open house kit." Why putting the materials out is what makes the campaign work, how QR sign-in capture flows back to the agent, and the three setup steps (§2). |
| BMP partner invite | At grant, if not a partner | Sent through BMP's Invite Realtor flow with a personal note: accept to be co-branded (photo and logo on the flyers and site) plus free access to BMP's AI tools. |
| Pre-report ask LOCKED | Monday, about 30 min before the report | "Your open house report is on its way." Asks whether they picked up any leads on their own that we should know about. |
| Traffic report LOCKED | Monday morning | Their report PDF (sign-ins + tour requests). Properties with sign-ins use the standard version; zero sign-in properties use the slim zero version, which notes the materials point for next time without blame. Both end with the feedback PS asking what else would give them more benefit during an open house. |
Locked templates change only on Ryan's explicit say-so: the three Monday templates and the confirmation email.
| System | What it holds |
|---|---|
| Open House Kokomo page the2mortgageguys.com/open-house-kokomo | The public face: every discovered home in the text list, granted homes upgraded to featured cards with their property site links. |
| Control Freak — Open House panel controlfreak.cloud | The campaign pipeline per week: Eligible → Invite → Accepted → BMP → Kit, per agent, plus real sign-in leads from the property pages. A week dropdown switches between the current and past campaigns (past weeks are read only). Always reflects the last sync, and syncs run after every campaign job and every status change. |
| Week file + permission log | The campaign's source of truth: every home, agent, status, and send flag for the week, plus the word-for-word log of every invite sent and permission granted. |
| Bonzo | Agent contacts (tagged "realtor"), BMP partner tagging and the partner onboarding campaign enrollment. |
| Broker Marketplace | Open House Genie (discovery + property pages) and the Partners/Team co-branding system. |
| Buffer | All social posting: Friday group video and the Saturday/Sunday day-of graphics across Facebook, Instagram, TikTok, YouTube, LinkedIn, X, and Threads. |
| Libraries | Realtor headshots and brokerage logos, filed by name; the only source the builders use. |
| What we watch | Where | How often |
|---|---|---|
| New open house listings | BMP Genie · Realtor.com · Zillow | Monday 5 PM kickoff, then every 12 hours (Mon 9 PM, 9 AM and 9 PM Tue–Wed, Thu 9 AM), final search Thu 6 PM, plus the Thu night build |
| Permission replies (grants) | [email protected] inbox | Approval watch on its tiered schedule (Mon/Tue 3x daily, Wed every 2 hours, Thu 12:00 AM to Fri 11:00 AM every 30 minutes), plus every sweep and the Thu/Fri checks |
| Price and time changes, cancellations | Same three listing sources | Every sweep; full re-verification Thursday night |
| BMP partner acceptances | BMP Partners/Team list | At every grant (invites) and full check Thursday night (rebuilds) |
| Missing headshots and logos | Photo and logo libraries | Mon–Thu 8 PM asset check (granted agents only for headshots) |
| Sign-ins and tour requests | Genie leads export | Monday reports; loaded into the app the same morning |
| Agent replies to reports (ideas + their own leads) | [email protected] inbox | Monday feedback watch, surfaced to Ryan word for word |
| Video and page links live | Published URLs | Curl-verified after every deploy and video staging |
Questions or changes: tell Muse in the (2MG) Open House chat. When the campaign changes, this page changes with it.