Want more REO wins with fewer surprises? We sat down with 20+ year veteran Dale Kessler to decode how banks actually think, why some offers fly while others stall, and what separates investors who get accepted from those who get ghosted. Dale has moved thousands of bank-owned properties with a lean admin-first team, and he lays out the practical steps that make institutional sellers say yes: entity-aligned proof of funds, 10% earnest money on cash offers, clean timelines, and precise paperwork that plays nicely with automated portals.

We explore when post-foreclosure purchases beat pre-foreclosure deals by shifting title cleanup to the bank, even if the upfront price is higher. Dale shows how tradespeople create unfair advantage on heavy-lift properties—bidding with confidence where retail buyers hesitate—and how to approach auction platforms like Auction.com and Hubzu when access is limited. He also gets real about the difference between hard money and cash, why using the bank’s title provider can sometimes offset transfer tax, and how “accepted” offers still lose if you don’t execute fast.

Beyond tactics, Dale makes a compelling case for specialization. He sharpened his edge through thousands of BPOs, building elite valuation instincts that banks reward. When the moratorium hit, he adapted by widening markets and rebalancing, proving that a focused operator can pivot without losing altitude. We round out the conversation with Dale’s core four framework—body, being, balance, business—using 90‑day sprints to compress time, stay accountable, and avoid a one-dimensional life. Expect candid stories, zero fluff, and a roadmap you can act on the next time a bank asset hits your radar.

If this conversation helped sharpen your playbook, follow the show, share it with a friend who’s hunting REOs, and leave a quick review so more investors can find it.

VCap Real Estate Podcast