If I understand you correctly, you treat private home loan borrowers as Deals and investor loans as leads?
If this is the case I would forget the above strategy and create two products. One product for Home Loans and the second product for Investor Loans.
I also work in mortgages and Deals are for people who have decided to work with me. The Pipeline is to assure smoothness throughout the process. Leads are for potential clients. Wish the Leads section was a little more advanced.
Not sure if that helps?