Kenneth Bossard
Mortgage advisor, REALTOR®, and real estate developer for D.C. homeowners, sellers, buyers, and private capital.
Start where you actually are. Every path below leads to a different conversation — because a person trying to buy a first home and a person sitting on an inherited rowhouse do not have the same problem.
I need financing
Buying, refinancing, or funding a renovation — and you want someone shopping for you, not selling you one bank's product.
Borrow → 02I need to sell, as-is
Inherited, vacant, tenant-occupied, code issues, behind on payments, or a listing that failed. No repairs. No staging.
Sell as-is → 03I want top dollar
A D.C. home in the $500K–$3M range that deserves to be priced and negotiated like a developer's deal.
List it → 04I have capital to deploy
Lend against D.C. real estate at your terms, or participate in deals without becoming a full-time investor.
Lend & invest →I need a deal funded — or I need deals
Fix & flip, DSCR rental, ground-up construction and bridge financing in 30+ states — business-purpose loans underwritten on the property, not your tax returns. Plus AI-sourced off-market deal flow across all 50 states. This one isn't limited to D.C. Fund a deal →About Kenneth
He has sat on every side of the table.
Most people in real estate see one seat. Ken has worked four of them — and that is the entire reason his advice is different.
He started as a nonprofit housing counselor, sitting across from families who had been told no and figuring out what it would actually take to get them to yes. He became a REALTOR®, learning what a buyer will really pay and why. He spent most of his career as a mortgage loan officer — Bank of America, Wells Fargo, and now as a broker with NEXA Lending — where he learned exactly where deals die. And he took an MBA in Real Estate Development from The George Washington University, which taught him to look at a property and see not what it is, but what it could be worth.
He is also a professional writer with a master's in Interactive Journalism from American University, which is why he can explain a 203(k) draw schedule to a grieving heir without making them feel stupid.
Put those together and you get an advisor who evaluates your property from a capital, underwriting, and exit-strategy standpoint at the same time — not just a sales one.
The Path
Nonprofit Housing Counselor
Learned why families get denied — and what actually fixes it.
REALTOR®
Learned what buyers pay for, and what they walk away from.
Mortgage Loan Officer
Bank of America, Wells Fargo, now broker at NEXA Lending. NMLS #2189943.
MBA, Real Estate Development
The George Washington University. A developer's eye on every property.
All four at once
Samson Properties · NEXA Lending · Bossard Investment Group.
How He Works
Highest and best use — applied to people, not just parcels.
Developers ask one question before they do anything: what is the most valuable thing this asset could become? Ken asks the same question about your situation before he recommends a single move.
Integrity
Straight talk and reliable timelines. If the numbers don't work, you hear that first.
Respect
People first — sellers, tenants, partners, community. Equity people spent thirty years building is not a discount bin.
Stewardship
Improve properties and outcomes responsibly. Deals that strengthen a block, not strip it.
Execution
Clear plans, on-time closings. A plan nobody executes is just a conversation.
In His Own Words
“Don't Sell Grandma's House… Yet.”
This is the piece that tells you everything about how Ken thinks — and why he is the only person in this business who will talk you out of a fast sale when a fast sale is the wrong move.
See the two-number approach →“When you see your parent's home on the market months later at a two hundred, three hundred, or four hundred thousand dollar markup from where you sold it, don't get mad at the real estate investor.”
“There's no magic to what that ‘We buy your house in just a few days’ investor will do. Most renovations will take 6–8 months. You'll need a contractor. You'll need financing. You'll need to stay on top of the work. I tell people to think of it as a part-time job that will pay you X hundred thousand dollars in the next year.”
“At the least, I'd like to see my neighbors ask each postcard-writing real estate investor if they'd joint-venture on the renovation… You have a valuable commodity, a desirable real estate property.”
“If, after knowing all this, you decide to sell to the wholesale investor and be done with it, I ain't mad at cha. Grandma might be though.”
The Unfair Advantage
One person. Three licenses. Zero handoffs.
Most transactions break in the gaps between people. Ken removes the gaps.
The agent who can pre-qualify the buyer
When an offer comes in, Ken reads the buyer's financing the way an underwriter does — and separates serious buyers from weak contingencies before you're 30 days into a dead contract.
The lender who knows what it'll appraise for
He prices your loan against what the property will actually support, because he has valued, renovated, and resold property himself.
The investor who'll show you the math either way
If keeping and renovating beats selling, he'll tell you — and then finance the renovation. He gets paid either way, so the advice stays honest.
Each role is conducted separately. No transaction involves dual representation unless explicitly disclosed in writing, and no license is exercised unless clearly stated.
Start Here
Not sure which door is yours?
That's normal — most people arrive with a situation, not a category. Tell Ken what's going on in plain language and he'll tell you which of the four paths actually fits, even if the answer is “none of them, do this instead.”
- A real person reads it — Ken, not a call center.
- Response within one business day, usually same day.
- No credit pull, no obligation, no pressure to list.
- Confidential. Your situation stays yours.
Ask Ken — instant answers
Ask before you commit to anything.
The assistant answers instantly on financing, selling, listing, private lending and investor loans — and hands you to Ken when it's a human question.
Automated assistant — not Kenneth himself, and not financial, legal or tax advice. Nothing it says is a loan commitment, an offer, or a guarantee of terms.
Tell Ken what's going on
Two minutes. Plain language is fine.
01 · Buyers, Owners & Investors Who Need Financing
The bank said no.
That was one bank's answer.
Ken shops your scenario across 30+ lenders before anyone touches your credit — and tells you the truth about what you qualify for in 24 hours, not three weeks.
Free. No credit pull. No obligation. Kenneth Bossard, NMLS #2189943 · NEXA Lending LLC, NMLS #1660690.
The Conversation Already In Your Head
You're not confused about houses. You're confused about whether you're allowed to have one.
“I make good money. Why did they still say no?”
You're self-employed, or 1099, or your income is real but your tax returns are creative. A retail bank has one box. You didn't fit it. That is a statement about the box.
“Everyone tells me to fix my credit. Nobody tells me how.”
You got a number and a shrug. Nobody showed you that 30% of the score is a ratio you could move in 45 days, or that shopping inside a two-week window counts as one inquiry.
“The only house I can afford needs work I can't finance.”
The classic trap: you can't buy it until it's fixed, and you can't fix it until you buy it. There is a loan built for exactly this. Most lenders can't write it.
The Thing Nobody Explains To You
A banker works for one lender. A broker works the market.
In Ken's own words, from his mortgage-readiness guide:
That is the whole game. When a loan officer at a bank tells you no, they are telling you their employer's guidelines say no. When Ken runs your scenario, he is asking 30+ different sets of guidelines the same question — and only one of them has to say yes.
Through NEXA Lending, Ken can place loans down to a 500 FICO on FHA, write non-QM and portfolio programs for files that don't fit “in the box,” and access renovation, construction, jumbo, doctor, and zero-down programs from a single application.
The Numbers-First Method
Four steps. Your credit stays untouched until step three.
We make the numbers work first
Income, assets, debts, target payment. On paper. No hard pull. If it doesn't pencil, you find out today — free — and you get the exact list of what to change.
Your scenario goes to 30+ lenders
Not one bank's rate sheet. The market's. Structure, rate, and program compared side by side.
One credit pull, one two-week window
Multiple mortgage inquiries inside a two-week window count as a single inquiry. Ken shops inside it, on purpose.
Compare Loan Estimates, not sales pitches
Every lender must give you a Loan Estimate within three business days. Ken lines them up so you compare APR and real fees — the way the form was designed to be used.
The 30-Lender Rate Audit
Send Ken your scenario. Within one business day you get a written side-by-side of what the market will actually do for you — before a single inquiry hits your report.
- Your scenario shopped across 30+ lenders — rate, structure, and program compared, not one bank's answer.
- A no-lender-fee quote. NEXA charges no lender fees, which saves borrowers an average of $1,600 versus retail banks.
- Every D.C. assistance program you qualify for — including HPAP, which can provide up to $202,000 in financing assistance plus up to $4,000 toward closing costs for eligible D.C. buyers.
- If you already have an offer, Ken reads it against the market. If yours is better, he will tell you to take it — and send you the comparison so you can see why.
- If the numbers don't work yet, you get the specific 90-day fix list: which balance to pay down, which account not to close, what to document.
You're not required to provide any documents prior to receiving a Loan Estimate. This is not a mortgage application and is not a commitment to lend. Not all customers will qualify. Program availability, rates and terms subject to change.
Claim My Rate Audit →Ken's Specialty
The loan that buys the house and pays for the work.
Ken is a renovation mortgage specialist. That matters, because by his own count roughly 95% of mortgage lenders are unable to lend on renovation loans at all. They will simply tell you the property is not eligible and move on.
Renovation financing can require as little as 3.5% down, is available to borrowers with below-average credit, and is built for people who intend to live in what they fix — not flippers.
And because Ken has actually renovated and resold property, he can bring in a HUD Consultant to cost the repairs down to the nail, recommend licensed and bonded contractors who stay in budget, and hold back the contractor's profit until the work passes inspection.
What renovation money can cover
- Kitchen remodeling
- HVAC repair or replacement
- Structural repairs and moving walls
- Foundation work
- Finishing basements
- Plumbing, septic, electrical
- Expanding a home's footprint
- Disability-access improvements
- Connecting to public utilities
- Appliance purchase and installation
One Application, Every Door
Sixteen program families. One conversation.
You should not have to know which loan you need. That is Ken's job.
Conforming Fixed
Options that allow for as little as 3% down.
FHA, VA & USDA
Smaller down payments, expanded ratios. FHA down to a 500 FICO.
Zero Down Options
0% down for first-time and repeat buyers.
Down Payment Assistance
Help with down payment and closing costs for qualified borrowers.
Renovation Programs
Purchase and rehab in a single streamlined loan.
Non-QM & Portfolio
Flexible programs for loans that don't fit “in the box.”
Jumbo
Low-rate options for loan amounts up to $3 million.
Professional & Doctor
As little as 3% down without monthly mortgage insurance; physicians may qualify for $0 down.
Home Ready / Home Possible
97% financing with reduced mortgage insurance for qualified borrowers.
Construction
New construction financing with as little as 5% down.
Home Equity & HELOC
Closed-end seconds and lines up to 95% CLTV.
Reverse, ARM & Non-Warrantable Condo
Including newer condo projects that don't meet conventional guidelines.
Program availability, terms, and eligibility vary. All products subject to credit and property approval. Not all customers will qualify. Rates and programs subject to change without notice.
D.C. Money Most Buyers Never Hear About
There is assistance sitting on the table. Someone has to know it exists.
Ken began his career as a nonprofit housing counselor. He knows these programs by name, by income limit, and by which counseling agency to call.
Home Purchase Assistance Program (HPAP)
Up to $202,000 in financing assistance and up to an additional $4,000 in closing-cost assistance for eligible D.C. buyers. Amount and deferment period depend on income and household size.
HUD Good Neighbor Next Door
A 50% sales-price discount on homes purchased in HUD revitalization areas — for law enforcement officers, teachers, firefighters and EMTs.
VA & USDA
No down payment and no private mortgage insurance for eligible veterans; USDA single-family programs for eligible areas and incomes.
Free HUD-Approved Counseling
Ken will point you to the right D.C. agency — Housing Counseling Services, LEDC, Manna, Marshall Heights and others — because free counseling before you apply changes outcomes.
Many programs are income-restricted and subject to change. See the program administrator for current availability, requirements, restrictions and terms. Ken is not affiliated with, and does not administer, any government program.
Before You Talk Yourself Out Of It
The objections, answered straight.
Will this hurt my credit score?
Not at this stage. Ken makes sure the numbers work before running your credit. And when the time comes, multiple mortgage inquiries pulled inside a two-week window are treated as a single inquiry — so shopping properly costs you almost nothing.
I was already denied. Isn't this just a second no?
A denial from a bank is that bank's guideline speaking. Brokers are usually better for harder-to-qualify borrowers precisely because they can move your file to a lender whose guidelines fit it. If nobody will do it today, Ken tells you exactly what has to change and how long it takes — which is more than a denial letter gives you.
I'm self-employed and my tax returns look terrible.
Extremely common, and one of the main reasons non-QM and portfolio programs exist. Bring the returns. Ken will tell you which program reads your income the way your business actually works.
What does this cost me?
The audit costs nothing. On the loan itself, NEXA charges no lender fees — an average savings of about $1,600 versus retail banks. You'll see every number on a Loan Estimate, which lenders are legally required to provide within three business days of application.
Are you going to sell my information?
No. Your information is used to evaluate and respond to your inquiry. You can opt out of texts at any time by replying STOP.
Where is Ken licensed?
As a mortgage loan officer, Kenneth Bossard is licensed in the District of Columbia, NMLS #2189943, through NEXA Lending LLC, NMLS #1660690. You can verify him at NMLS Consumer Access.
Claim The Audit
Twenty-four hours from now, you could actually know.
Not a guess. Not a maybe. A written answer about what you qualify for, what it costs, and what to do if the answer is “not yet.”
- No credit pull to get your audit
- No lender fees on the loan itself
- 30+ lenders competing for your file
- A real 90-day fix list if you don't qualify today
Request your 30-Lender Rate Audit
No credit pull. No obligation. One business day.
02 · Inherited, Vacant, Tenant-Occupied & Distressed Property
They sent you a postcard with one number on it.
There is a second number. It is what your property is worth after the right work — and it is usually two, three, or four hundred thousand dollars higher. Ken will show you both, free, before you sign anything.
Free. Confidential. No repairs, no cleanout, no obligation. And yes — Ken will still buy it as-is if that turns out to be your best move.
Why You Got That Letter
The investor isn't the villain. But he is not on your side.
Here is Ken, writing about his own city:
“Many, most by the statistics, sell at wholesale prices. Most investors will tell you they don't pay retail. They're quick. They require no effort on your part. When you see your parent's home on the market months later at a two hundred, three hundred, or four hundred thousand dollar markup from where you sold it, don't get mad at the real estate investor.”
Ken has been on the other side of that letter. He knows exactly what the buyer is modeling when he writes that number, because he models it too. He just refuses to do it to you without showing you the model first.
“Too often, sellers in distress are targeted by investors whose sole aim is to give you as little as possible for the equity you've built up over years. It's not good or bad; it just is.”
The Trap
Why fast almost always means cheap
- You can't fix it. No contractor, no financing, no time, and possibly no interest in learning.
- You can't list it. An agent wants repairs, cleanout, staging, and 60–90 days you may not have.
- The clock is real. Taxes, liens, a mortgage, a probate deadline, a tenant, a code letter.
- So the only offer you can actually accept is the one that requires nothing from you — and every dollar of the upside goes to whoever wrote it.
Ken's whole practice exists in that gap. He is the only person who can hand you the cash offer, the renovation loan, the listing, and a joint-venture — and then tell you which one wins.
The Two-Number Report
One page. Two numbers. The honest gap between them — and four ways to capture it.
As-is, today, cash
What a real cash buyer — including Ken — can responsibly pay for the property in its current condition, on your timeline, with no repairs and nothing cleaned out.
After-improved value
What the property is worth with the right renovations for your block — minus a real cost estimate for the work, so you're comparing dollars to dollars, not dreams to offers.
Then Ken shows you the four ways to get from one to the other:
- Sell to us, as-is, best offer. Done. Fast, certain, no repairs.
- We partner with you to sell the property after renovation — you share only in the increased funds we bring to the table.
- We find financing for you to renovate it yourself and sell at top of market.
- We consult through the whole thing — finding the financing and overseeing the renovation — at a split any homeowner can afford.
“Our process is designed to keep you from making an uninformed decision.” If option one wins, Ken will say so plainly and write the offer. He is not trying to talk you into a nine-month project. He is trying to make sure you chose it.
Get My Two-Number Report →Requesting a report does not create an agency relationship, offer, or contract, and there is no obligation to proceed.
Situations Reviewed
If any of this is your life right now, you're in the right place.
None of it disqualifies you. Most of it is the reason to call.
Inherited or probate
A parent's or grandparent's home, siblings who disagree, an estate that isn't settled.
Vacant
Sitting empty, costing you insurance, taxes, and worry every month.
Major repairs
Roof, systems, foundation, fire or water damage. Nothing has to be fixed first.
Code violations
Letters from the city, fines accruing, deadlines you didn't ask for.
Problem tenants
Non-paying, holdover, or simply a lease you'd rather not manage anymore.
Tax or mortgage pressure
Liens, arrears, or a foreclosure timeline that is closing in.
A listing that failed
It was on the market, it didn't sell, and now the days-on-market number is working against you.
Title complications
Clouded title, heirs, missing documents. These get solved more often than people think.
How It Works
A simpler path forward. Four steps.
Tell us about the property
Share the address, condition, occupancy, and your preferred timing. That's it — no walkthrough required to start.
We review the situation
Ken evaluates available property information and contacts you for any details needed. Comparable sales, condition, liens, and after-improved value.
We discuss possible solutions
Depending on the property, that may be a purchase, an option, a partnership, renovation financing, a listing, or another practical path.
You decide
You choose whether a written proposal and its timeline work for you. There is no obligation to proceed.
Why Ken
The cash buyer who is also the lender and the agent.
Every other buyer who contacts you can offer exactly one thing: their number. Ken can offer his number — and then, if his number loses, hand you the financing and the listing that beat it.
- He evaluates from a capital, underwriting, and exit-strategy standpoint — not just a sales one. That is what dual licensing buys you.
- He applies highest and best use to decide whether a property should be renovated, repositioned, or redeployed entirely.
- His offers are backed by real analysis, not speculation — which is also why he can explain every dollar of them.
- Thirty-plus years, hundreds of successful closes, and public seminars taught for some of the nation's top lenders on renovation and specialized mortgage programs.
Your Protections
What you are agreeing to by asking
- Nothing. No repairs or cleaning required.
- No obligation to accept a proposal, ever.
- Confidential review and straightforward communication.
- Flexible structures and closing timelines built around your date, not ours.
- No agency relationship is created by submitting a form. Any transaction requires a mutually signed written agreement.
- You are encouraged to get independent legal, tax, and real estate advice. Ken will tell you the same thing.
Seller Questions
Asked and answered, without the dance.
Do I need to make repairs first?
No. You may submit the property in its current condition. Any proposed terms will account for the property's condition and the transaction structure. You do not need to clean it out, either — leave what you don't want.
Am I required to accept a proposal?
No. The review is informational and there is no obligation to proceed unless all parties later sign a written agreement.
Can you review an inherited or probate property?
Yes. Ken can discuss the property and identify information that may be needed. Estate and title matters should be handled with qualified local counsel and the appropriate fiduciaries — and he will tell you when it's time to bring them in.
What if tenants occupy the property?
Tenant-occupied properties may still be reviewed. Existing leases, local tenant protections, notices, and access requirements must be evaluated before any transaction. D.C. tenant law is real and Ken treats it that way.
If you buy it and resell it for more, haven't I lost?
That is exactly why the Two-Number Report exists. You see the after-improved value and the cost to get there before you decide. If the spread is worth chasing, Ken will show you three ways to chase it — including partnering with you, where you share in the increased funds he brings to the table. If you'd rather take the certain number and be done, that is a legitimate choice made with full information.
What happens after I submit the form?
Ken reviews the information, contacts you for clarification, and determines whether it makes sense to discuss a possible transaction or another solution. Usually within one business day.
Will my information remain private?
Yes. Your information is used to evaluate and respond to your property inquiry. It is not sold.
Start Here
Get the second number before you sign the first one.
It costs nothing, it commits you to nothing, and it is the difference between selling and being sold to.
Request your confidential property review
Complete what you know. Ken will follow up using your preferred contact method.
03 · D.C. Sellers & Buyers, $500,000 – $3,000,000
D.C. real estate, priced and negotiated like a developer's deal.
Your home does not have a price. It has a range — and where you land inside it depends entirely on who prepared it, who saw it, and who could actually afford to close.
Kenneth Bossard, MBA · REALTOR® with Samson Properties · D.C. License #SP98374090 · Licensed in D.C., Maryland & Virginia.
The Conversation Already In Your Head
“Three agents gave me three prices. None of them showed their work.”
Most listing presentations are a number and a haircut. A comparative market analysis, a marketing brochure, a promise to “get top dollar,” and a request for your signature.
What almost none of them include: what an appraiser is likely to do with this property. What financing the realistic buyer pool will be using. Whether a $14,000 cosmetic spend moves the sale price $60,000. Whether the property has a zoning, rental, or expansion story that changes the buyer entirely.
That is not agent work. That is developer work. And it is why Ken's listings start with a different question.
The Formula
Four multipliers. Miss one and the whole thing shrinks.
- Price → strategy, not a guess
- Presentation → emotion, before negotiation
- Exposure → reach, beyond the MLS
- Negotiation → certainty, not just a high number
They multiply. They don't add. A perfectly priced home nobody qualified sees is a price reduction with extra steps.
The Highest-and-Best-Use Walkthrough
Ninety minutes in your home with someone who has been the agent, the lender, and the developer — and a written strategy afterward whether or not you ever list with him.
- A pricing analysis with the work shown — comparable sales, competing listings, condition, and likely lender and appraiser behavior.
- A renovation-upside read. Which repairs, paint, fixtures, staging, or landscaping actually return more than they cost on your block — and which are money you'll never see again.
- A use-and-zoning story. Does the property suggest rental, an in-law suite, expansion, parking, or development potential? That can change who your buyer is entirely.
- A buyer-financing map. As a licensed loan officer, Ken identifies whether down-payment assistance, jumbo terms, renovation financing, or rate strategy would widen your buyer pool — something no agent-only listing presentation can tell you.
- A net-proceeds comparison across three strategies: maximum price, speed and certainty, and best net after credits, repairs, taxes and opportunity cost.
“The result: a listing narrative based on dollars, not decorations.” And if the honest answer is that you should sell as-is, or keep it and rent it, Ken will tell you that too — he is licensed to help you do either.
Book My Walkthrough →The Listing Strategy
Three decisions decide your number. All three are made before day one.
Price as strategy, not a guess
Pricing weighed against competing listings, recent and closed sales, property condition, and likely lender and appraiser behavior — set to attract qualified attention without underselling the home's premium story.
Move-in ready before showing one
Declutter, depersonalize, and stage to show scale, function, light, and lifestyle — so buyers emotionally understand the premium before they ever ask for a concession.
A launch built for reach
Full MLS and portal syndication, targeted social advertising, open houses, agent-to-agent networking, and direct buyer financing qualification.
The Launch
A controlled launch reduces surprises.
The sequence gives the home time to be prepared properly while creating market anticipation ahead of day one.
Prepare
- Price and marketing plan agreed
- Repairs and updates completed
- Staging and pre-market networking
Set the stage
- Photography completed
- Lockbox and sign installed
- Brochure, ads, open house set
Go live
- Go active Thursday / Friday
- Showings begin
- Open house and buyer outreach
Close
- Monitor feedback, pre-qualify buyers
- Negotiate offers
- Manage settlement
Your Buyer
The right buyer may not be browsing casually.
For D.C. homes in this price band, the buyer pool may include move-up owners, relocating executives, physicians, lawyers, lobbyists, investors, embassy-affiliated households, and high-income renters. The right buyer should understand a home's value before negotiating against it — which means reaching them before the listing goes live.
Agent-to-agent networking
Pre-market outreach before active launch.
Open house strategy
Designed for neighbors, move-up buyers, and referral sources.
Targeted retargeting
Direct mail and digital outreach to likely buyer feeder markets.
Financing-aware offer review
Separates serious buyers from weak contingencies.
The Part Other Agents Can't Do
Financing insight, from someone who has underwritten the deal.
As a licensed Mortgage Loan Officer, Ken reviews price, down payment, financing type, lender strength, and appraisal terms — so an offer is competitive and closes on the terms you agreed to.
- Offer scorecard — net proceeds, certainty, timing, contingencies, and buyer qualification, evaluated side by side.
- Negotiation on the terms that matter — inspections, credits, repairs, closing date, post-settlement occupancy, appraisal-gap terms.
- Multiple-offer strategy — used when appropriate, without creating unnecessary execution risk.
- Contract-to-settlement management — from ratified contract through closing day.
Mortgage loan services, if discussed, are subject to separate application, underwriting approval, and applicable licensing requirements. No dual representation occurs unless explicitly disclosed in writing.
Decision Framework
Choose the strategy that fits your real objective.
Not every seller wants the same result. The consultation starts with your financial objective, then designs the sale around it.
Maximum price
Invest more time in preparation, staging, photography, broad exposure, and negotiation leverage.
Speed & certainty
Prioritize buyer quality, fewer contingencies, reliable financing, and clean contract terms.
Net proceeds
Compare offers on seller credits, inspections, repairs, closing timeline, taxes, and opportunity cost.
Straight Answers
What sellers actually want to ask.
Do I have to list with you to get the walkthrough?
No. The walkthrough and the written strategy are yours regardless. Ken would rather you make a good decision with his analysis than a rushed one with his signature.
Should I renovate before I sell?
Sometimes. Sometimes it's the most expensive mistake available. That is precisely what the renovation-upside portion of the walkthrough answers — with a cost estimate on one side and an after-improved value on the other, for your specific block.
What if my home is worth less than $500,000, or more than $3 million?
That range is where Ken concentrates, not a wall. Reach out and he will tell you honestly whether he's the right fit or whether you'd be better served by someone else — and if it's the latter, he'll say so.
My last listing expired. Is that a problem?
It's information. A failed listing usually means price, presentation, or exposure was wrong — and occasionally that the buyer pool couldn't finance it. All four are diagnosable, and the fourth is the one almost nobody checks.
Can you handle Maryland and Virginia?
Yes. Ken is licensed in D.C., Maryland and Virginia for real estate. His mortgage license is currently District of Columbia only.
Can you be my agent and my lender on the same deal?
Each role is conducted separately, and no transaction involves dual representation unless explicitly disclosed to you in writing. In practice, the financing insight helps most when it is aimed at evaluating the other side's buyer.
Ready To List Strategically?
Let's design the sale around your objective.
- Schedule a property walkthrough and pricing consultation
- Review comparable sales, competing listings, and buyer financing profile
- Finalize preparation checklist, launch date, and marketing calendar
- Sign a listing agreement and begin pre-market positioning — only if it's right
Book your Highest-and-Best-Use Walkthrough
No cost. No listing agreement required to receive the analysis.
04 · Private Lenders & Passive Real Estate Investors
Your bank earns more on your money than you do.
Private lenders set their own terms and secure them against real property. Ken spent a career finding and evaluating mortgage loans for the nation's largest banks. Now he does it for individuals.
Educational only. Nothing on this page is an offer to sell or a solicitation of an offer to buy any security. Real estate investment is speculative and can involve loss.
Two Ways In
Build wealth through real estate without becoming a full-time investor.
You have capital and a job you like. You do not have weekends to spend chasing contractors. Both paths below are designed around that fact.
Be the lender
You fund a specific acquisition or renovation. You set the rate, the term, and the loan-to-value you're comfortable with. Your position is secured by a recorded lien against the property itself.
Be the partner
You participate in the equity of an acquisition — a distressed purchase, a renovation, a use conversion, a lease-up — and share in the outcome rather than earning a fixed return. More upside, more risk, longer horizon.
- Professionally sourced acquisition opportunities
- Renovation strategy and cost control
- Coordinated acquisition and exit strategy
- Income, equity, tax treatment, and long-term wealth planning discussed openly
Why Ken Underwrites Differently
He has been the bank. Now he reads deals for you instead.
Ken spent most of a thirty-year career as a mortgage loan officer — Bank of America, Wells Fargo, and now as a broker through NEXA Lending. Finding and evaluating mortgage loans is not a hobby he picked up; it is the job he did for institutions.
Add an MBA in Real Estate Development from The George Washington University and years of buying, renovating, and repositioning D.C. property, and you get an underwriter who checks three things most private lenders never verify: what the property is actually worth after the work, whether the borrower can genuinely execute, and whether there is a real exit if they can't.
Bossard Investment Group applies traditional real estate valuation and risk modeling alongside modern software and AI to identify undervalued opportunities, analyze deal economics, and coordinate acquisition strategy.
The Acquisition Thesis
Properties that don't fit the retail box still deserve a clear path to value.
Non-performing, vacant, code issues, failed listings
The inventory institutional buyers skip and retail buyers can't finance.
Renovation, use conversion, lease-up, stabilization
Highest and best use applied deliberately — renovate, reposition, or redeploy.
Income-producing assets that support communities
Stabilized real estate, not stripped equity. Deals that strengthen a block.
Deal Flow · Powered by JDLDeals.ai
Your return depends on the deal. So Ken stopped being limited to the ones he could find himself.
Through the JDLDeals.ai marketplace, capital partners get access to AI-sourced off-market opportunities nationwide — $150M+ in closed deals, 42,000+ active investors, coverage in all 50 states — each one returned with a fundability assessment attached.
More shots on goal
A private lender's biggest risk is being forced to say yes to a mediocre deal because it's the only one in front of them. Volume fixes that.
Pre-screened, not just listed
Matched deals come back with a fundability read — the financeability question answered before you spend time on the property.
Ken still reads every one
A national algorithm can't see the block, the zoning story, or the tenant law. That's the part he does by hand.
If you'd rather be the borrower than the lender, the same relationship runs the other direction — fix & flip, DSCR, construction and bridge financing in 30+ states →
JDLDeals.ai and InvestorLoan.ai are independent third-party platforms operated by JDL Ventures, not owned or controlled by Kenneth Bossard or Bossard Investment Group LLC. Kenneth Bossard participates as a referral partner and may receive compensation in connection with transactions originated through them. Platform statistics are the platforms' own. Nothing here is an offer of any security or a recommendation of any property.
The Deal Teardown
Ken walks you through a live D.C. deal, line by line, on a screen share — the way he would underwrite it if your money were in it. You leave knowing whether private lending is for you, whether or not you ever fund one.
- An actual property — purchase price, condition, scope of work, contractor estimate, after-improved value, comparable sales.
- The lender's math. Loan-to-value, lien position, term, rate, points, draw schedule, and what happens at each of the three exits.
- What kills deals. The specific failure modes Ken looks for — optimistic ARVs, understated scope, title surprises, tenant law, and borrowers who have never finished a project.
- Your protection stack. How the note, deed of trust, title insurance, insurance binder, and draw controls actually protect a private lender — and where each one has gaps.
- The Private Lender Playbook — Ken's written guide to how everyday people do what he did for the largest banks in the country: find and evaluate mortgage loans.
No deal is offered on the call. It is a teardown, not a pitch — because a private lender who does not understand the math is a liability to both of us.
Book My Deal Teardown →Honest Section
What could go wrong.
Anyone who leads with returns and buries the risk is selling you something. Here is the other half, up front.
The borrower can default
Your recourse is the property. That means the underwriting question is never “will they pay?” — it's “am I comfortable owning this at my loan amount?”
The value can be wrong
After-improved values are estimates. Markets move, scopes expand, contractors quit. Loan-to-value is the only real cushion.
Your money is illiquid
A private note is not a savings account. You cannot call it back on a Tuesday because something came up.
Foreclosure takes time and money
Taking the property back is a legal process with cost and delay, and local tenant protections may apply.
Title and liens
Position matters enormously. A second behind a large first is a different instrument than a first at 65% LTV.
Nobody guarantees anything
Past performance does not guarantee future results. Illustrations are examples only and do not suggest your performance will be similar.
Consult your own licensed professionals — financial advisors, attorneys, and tax advisors familiar with local customs, laws, and traditions in the area you intend to invest. Nothing on this page is legal, tax, or accounting advice.
Questions Capital Partners Ask
Before you wire anything, anywhere.
How much does it take to start?
It depends entirely on the deal, the lien position, and whether you're lending alone or alongside others. Bring your number to the teardown and Ken will tell you plainly what it does and does not reach in this market.
What secures my money?
A recorded lien against the property, documented by a note and deed of trust, with title insurance and a hazard policy naming you. Ken will walk you through each document on the teardown — including where each one has limits.
Do I have to be an accredited investor?
Private lending secured by a specific property and equity participation in a specific deal are structured differently, and requirements depend on the structure. Ken will tell you which structures are available to you before any specifics are discussed.
Can I use retirement funds?
Some investors lend through self-directed retirement accounts. That involves a qualified custodian and rules you must follow precisely — talk to your CPA and custodian. Ken can explain how the mechanics typically work, not whether it's right for your situation.
How do you find the deals?
Direct acquisition from owners of distressed, inherited, vacant and underperforming property — the same pipeline described on the seller side of this site — plus failed listings and off-market referrals from thirty years in the D.C. market.
What's in it for Ken?
He is the acquirer, the renovation strategist, or the coordinating party depending on the deal, and he is compensated in that role. He'll tell you exactly how on any specific transaction. You should ask that question of everyone who ever asks you for capital.
Start Here
See how a deal is actually underwritten.
Forty-five minutes, one real property, no pitch. If private lending isn't for you, you'll know why — which is worth more than a brochure.
- A live teardown of an actual D.C. deal
- The Private Lender Playbook, written by Ken
- Straight answers on risk, structure, and compensation
- No deal offered on the call
Book your Deal Teardown
Free, 45 minutes, no deal offered on the call.
05 · Real Estate Investors · 30+ States
Your deal doesn't need your tax returns. It needs to pencil.
Fix & flip, DSCR rental, ground-up construction, and bridge financing — underwritten on the property, closed in 10–14 days, available well beyond the D.C. line.
Business-purpose loans on non-owner-occupied investment property only. Not available for a primary residence. Subject to credit and property approval.
Platform figures reported by InvestorLoan.ai. See disclosures below.
Why This Page Exists
The rule that keeps most loan officers inside one state.
Consumer mortgages are geographically fenced. Ken's is: District of Columbia, full stop.
Business-purpose investor loans are a different instrument. They're written on non-owner-occupied property, they qualify on the asset rather than on your W-2, and they aren't bound by the same consumer-licensing map. Which is why Ken can place them across 30+ states.
So if you're an investor, the D.C. line is not your problem. What matters is whether the deal pencils — and that's a question Ken has spent thirty years answering, first for Bank of America and Wells Fargo, then for himself as a developer.
What Changes For You
- No tax returns on DSCR rental loans — the property's cash flow qualifies, not your write-offs.
- Rehab money included — up to 100% of rehab costs on fix & flip, up to 100% of build costs on new construction.
- Speed that wins contracts — 10 to 14 days to close, which is a negotiating tool, not just a convenience.
- An underwriter reading it first — Ken tells you where a deal breaks before you're under contract, not after.
- Deal flow attached — if you need inventory as well as capital, the same relationship opens a 50-state off-market marketplace.
Loan Programs
Four programs. One conversation.
Up to 100% financing with profit share. Up to 95% without.
| Program | Leverage | Loan size | Term | Notable |
|---|---|---|---|---|
| Fix & Flip | Up to 90% LTV purchase Up to 100% of rehab | $100K – $3MM | 12 & 18 months | 100% financing available with profit share |
| Rental / DSCR | Up to 80% LTV purchase Cash-out to 75% | Program dependent | 30-year fixed available | No tax returns required |
| New Construction | Up to 90% LTC land Up to 100% of build | $150K – $5MM | 12 – 24 months | 100% of build with profit share |
| Bridge | Up to 80% LTV | Program dependent | Short term | Fast closings |
Terms shown are program maximums for qualified borrowers, sourced from InvestorLoan.ai, and are not a commitment to lend. Actual leverage, pricing, and eligibility depend on underwriting, credit, property, appraisal, borrower experience, and state availability, and are subject to change without notice. Business-purpose loans on non-owner-occupied property only.
The Fundability Read
Send the deal. Get back a real answer — fundable or not, and if not, exactly why.
- Is it fundable, yes or no. Not "let's hop on a call and see." An answer.
- Which program fits — and what leverage you should realistically expect on this specific deal, not the billboard number.
- Where the deal breaks. Optimistic ARV, understated scope, thin exit, experience gap, a state that doesn't work. Ken names it.
- What it takes to fix it — more often than investors expect, a "no" is a "not structured this way."
- If you don't have a deal yet, he'll run your buy box through the AI Deal Finder and send back off-market matches with a fundability read already attached.
Ken is a broker who underwrites, not a portal that forwards. He has bought, renovated, and resold property himself — so the read you get is the one he'd want if it were his money.
Get My Fundability Read →Deal Flow · Powered by JDLDeals.ai
Capital is half the problem. Inventory is the other half.
Ken's clients get access to AI-sourced off-market deals nationwide — a marketplace of $150M+ in closed deals, 42,000+ active investors, and coverage in all 50 states.
Describe your buy box
Price, rehab appetite, rents, credit, states. Plain language — the AI Deal Finder reads it the way you'd say it out loud.
Get matches with a fundability read
Not just addresses. Each match comes back with an assessment of whether it can actually be financed — which is the part most deal lists leave out.
Fund it and close
Financing on matched deals runs up to 100% with profit share, up to 95% without, through InvestorLoan.ai. Ten to fourteen days.
Where Ken fits. The platform surfaces the deal. Ken is the person who tells you whether to take it — and who knows the D.C. market well enough to catch what a national algorithm can't: the block, the zoning story, the tenant law, the buyer pool that will actually close.
JDLDeals.ai and InvestorLoan.ai are independent third-party platforms operated by JDL Ventures. Kenneth Bossard participates as a referral partner and may receive compensation in connection with transactions originated through them. Platform statistics are the platforms' own. Evaluate any property or offer independently.
Wholesalers & Deal Providers
Stop dispo-ing to the same tired buyers list.
If you're sourcing contracts in the DMV — or anywhere — bring them here.
- Approved deals get pre-qualified financing attached. Your buyer isn't hunting for money after they sign; it's already lined up.
- Exposure to 42,000+ active investors through the JDLDeals.ai marketplace, across all 50 states.
- D.C.-area deals Ken may take down directly — he's a principal buyer, not only a matchmaker.
- A straight answer on the number. If your spread is unrealistic, you'll hear it in a day instead of watching the contract die in two weeks.
A buyer with financing already attached is worth more than a longer list. That's the entire pitch.
Submit a deal for review
Approved deals get pre-qualified financing and marketplace exposure.
Investor Questions
The ones that actually decide it.
Do you lend in my state?
Business-purpose investor loans are available in 30+ states through InvestorLoan.ai. Send the deal with the state and you'll get a yes or no in the Fundability Read rather than a runaround.
Can I use this for a house I'll live in?
No. These are business-purpose loans on non-owner-occupied investment property only. If you're buying a primary residence, that's the consumer mortgage side — which Ken handles in D.C.
What's a DSCR loan, in plain English?
It qualifies on the property's cash flow instead of your personal income — so no tax returns. Up to 80% LTV on purchase, cash-out to 75%, and 30-year fixed terms are available. It's how self-employed investors and people with heavy write-offs keep buying rentals.
Is "100% financing" real, or is it bait?
It's real and it has a price: up to 100% is available with profit share — the lender participates in the upside. Without profit share, leverage runs up to 95%. Which one is smarter depends entirely on your spread, and that's a conversation worth having before you pick.
I'm a first-time flipper. Am I wasting your time?
No, but experience is a real underwriting factor and pretending otherwise helps nobody. Send the deal. If experience is what's holding it back, there are structures that address that — partnering, a stronger co-borrower, lower leverage — and Ken will tell you which is available.
How does Ken get paid on this?
He participates as a referral partner with InvestorLoan.ai and may receive compensation in connection with loans originated through the platform. You should ask that question of everyone in this business. He'll answer it specifically on any given deal.
What if I need the deal, not the loan?
Then start with your buy box. Ken will run it through the AI Deal Finder and come back with off-market matches that already have a fundability read attached.
Get The Read
One business day. Fundable or not.
Send what you have. If you don't have a deal yet, send your buy box instead and Ken will go find you some.
- Free, and no credit pull to get the read
- The specific reason if the answer is no
- Off-market matches if you need inventory
- 10–14 days to close when it's a go
Ask Ken — instant answers
Not sure which program fits?
Describe the deal in a sentence and the assistant will point you at the right one.
Automated assistant — not Kenneth himself, and not financial, legal or tax advice. Nothing it says is a loan commitment, an offer, or a guarantee of terms.
Request your Fundability Read
Free. One business day. A real answer either way.
