Nick Disney: Build Wealth, Serve People, Live Free Through Real Estate
with Nick Disney
How do you build a real estate investing business that creates genuine financial freedom while actually serving people? Nick Disney has done exactly that in San Antonio, Texas — building a portfolio through owner financing, cash offers, flips, and rentals while maintaining a service-first approach that keeps deals flowing.
On this episode of The REI Agent, Nick broke down the mechanics of owner financing, how he works with agents to find off-market deals, the transition from pharmaceutical sales to full-time investing, and why staying focused on one market and one strategy is the key to long-term wealth.
Click to expand full transcript (Nick Disney — 33:19)
[0:03] Welcome back to the REI Agent. We have Erica back. We have Erica in the house. And we have Nick Disney here. So thank you so much, Nick, for joining us today. Nick’s business is single family residential real estate, almost all right here in San Antonio. He’s done almost everything in that space — flips, wholesale, a portfolio of rentals — but what he’s especially known for is owner finance, where he purchases a property and then sells it back on terms and carries back a note.
[1:07] Nick talked about how the San Antonio market has evolved post-pandemic. The market shifted significantly, with prices running up during COVID and then correcting. San Antonio remains an attractive market because of its affordability relative to other Texas metros, strong military presence, and consistent population growth. Nick has stayed focused exclusively on San Antonio rather than expanding to other markets.
[2:10] The conversation covered how Nick got into real estate. He came from pharmaceutical sales, where he learned discipline, relationship building, and how to handle rejection. Those sales skills translated directly into real estate investing — knowing how to talk to sellers, understanding motivation, and building rapport quickly.
[4:05] Nick discussed the transition from having a W-2 paycheck to going full-time in real estate. The hardest part was giving up the security of a guaranteed income. He built his investing business on the side while still working in pharma, and only made the leap when his real estate income consistently exceeded his salary for over a year.
[6:10] Sales skills are the most transferable skill in real estate investing. Nick emphasized that investors who cannot sell — whether it’s selling a seller on accepting their offer, selling a buyer on owner financing terms, or selling an agent on bringing them deals — will always struggle. The best investors are the best communicators.
[7:08] Nick opened up about managing stress through fitness. He trains consistently and said it’s not optional for him — it’s a mental health necessity. Running a real estate business with multiple moving parts, contractors, tenants, and deals creates constant pressure. Physical fitness is how he manages it without burning out.
[8:16] The team structure behind Nick’s business was revealing. He doesn’t try to do everything himself. He has acquisitions people, a transaction coordinator, property managers, and contractor relationships. Building a team allowed him to focus on the highest-value activities — finding deals and making decisions — instead of getting bogged down in operations.
[10:26] Nick explained how he works with real estate agents to find deals. Agents bring him properties where the seller needs a fast cash close for whatever reason — time constraints, property condition, or life circumstances. He’s transparent about buying below market value, and sellers accept because the trade-off of certainty, speed, and convenience is worth it to them.
[12:05] The people selling to Nick are not typically struggling. Maybe 8 to 10 percent are in distressed situations. Most are people who have gotten their dream job somewhere else, inherited a property they don’t want, or simply value the certainty of a cash close over the uncertainty of listing on the market and waiting.
[14:10] Owner financing was the centerpiece of the conversation. Nick buys properties, rehabs them, and then sells them with owner financing to buyers who cannot get traditional bank loans. These buyers might be self-employed with irregular income documentation, have credit issues they’re working through, or be new to the country building credit history.
[16:02] The mechanics of owner financing are straightforward. Nick sells the property at or slightly above market value with a down payment, and the buyer makes monthly payments directly to him. He carries the note, which means he acts as the bank. The cash flow from these notes is predictable and passive, and if the buyer defaults, Nick gets the property back.
[18:05] Nick discussed why owner financing is a win-win. The buyer gets into a home they couldn’t access through traditional lending. Nick gets consistent monthly cash flow at a favorable interest rate, plus the property as collateral. And because the buyers have skin in the game through their down payment, default rates are actually quite low.
[20:03] The portfolio approach Nick has built creates multiple income streams. He has cash flow from owner-financed notes, rental income from properties he holds, and profit from flips and wholesale deals. This diversification means no single deal or tenant situation can derail his financial stability.
[22:10] Nick shared his perspective on the importance of focus. Early in his career, he tried to do everything — commercial, multifamily, different markets, different strategies. The turning point was when he narrowed his focus to single-family residential in San Antonio and went deep instead of wide. That focus created expertise, which created efficiency, which created profit.
[24:05] Working with agents is a key part of Nick’s acquisition strategy. He treats agents as partners, not adversaries. He pays fair commissions, closes quickly, and makes the agent’s job easy. In return, agents bring him off-market opportunities before they hit the MLS because they know Nick will perform.
[26:08] The conversation turned to Nick’s advice for agents who want to start investing. His recommendation was simple: start with your own market, buy your first property, and learn by doing. Too many agents study investing for years without ever pulling the trigger. The education is in the execution.
[28:10] Nick talked about the importance of having a service mindset in investing. He genuinely wants to help the people he works with — both sellers who need a quick solution and buyers who need a path to homeownership. When you lead with service, the money follows. When you lead with money, you make short-sighted decisions that hurt your reputation.
[30:05] Financial freedom for Nick means having the choice to work, not the obligation. He has built enough passive income through his note portfolio and rentals that his basic expenses are covered without having to do another deal. But he keeps going because he loves the business and wants to build generational wealth.
[32:08] Nick’s golden nuggets: focus on one market, build real relationships with agents and sellers, learn owner financing because it’s the most powerful wealth-building tool most investors ignore, and take care of your body because business is a marathon.
[33:00] You can find Nick Disney and his team at their website, on social media, and through their San Antonio investment community. He’s always open to connecting with agents and investors who want to learn about owner financing.
How Did Nick Disney Build a Real Estate Empire in San Antonio?
Nick Disney’s path to real estate investing started in pharmaceutical sales — a world built on discipline, rejection management, and relationship building. Those skills turned out to be the perfect foundation for what he does now: buying single-family homes in San Antonio, Texas, and creating wealth through owner financing, rentals, flips, and wholesale deals.
The pharmaceutical sales background isn’t random. In pharma, you’re constantly talking to people who don’t want to talk to you. You’re managing rejection, building trust with gatekeepers, and learning to ask good questions about what people actually need versus what they say they need. These are the exact skills that separate successful investors from people who just have capital.
Nick’s advantage: focus. Early decision to go deep in one market and strategy rather than spread across cities and asset classes. Most investors see one deal work, then jump markets and strategies. Nick went deep—San Antonio and owner financing.
Depth built pattern recognition amateurs don’t get. He could sense if owner-financing math worked, identify motivated sellers, understand the market thoroughly. Pattern recognition comes from dozens of deals in one place.
Transition was patient. Nick built on the side while drawing pharma paychecks. He didn’t quit on hope. Only went full-time when investing income consistently exceeded salary for over a year. Proof before betting everything.
That patience and discipline runs through everything: deal structuring, agent relationships, team building. Not trying to get rich quick. Building something that lasts.
What Is Owner Financing and Why Does It Work?
Nick buys properties at below-market value, rehabs, then sells to buyers who can’t qualify for traditional bank loans. Self-employed, credit issues, building history—millions don’t fit traditional bank standards.
The gap is where owner financing happens. Banks need W-2s, credit scores above 620, debt-to-income below 43%. Contractors, immigrants, business owners fall through. But they can get mortgages from investors who understand their situation.
Structure: buyer makes 10-15% down, pays Nick monthly like a mortgage. Nick carries the note, acts as bank. If buyer stops paying, Nick gets property back with improvements intact. Not a loss—he can resell or refinance.
Win-win: buyers get homeownership they couldn’t achieve through banks. Nick gets predictable cash flow at favorable rates with property collateral. Buyer at 7-8% vs. 5% bank rate. Default rates stay low (single digits) because buyers have meaningful skin in the game.
Portfolio effect: 30 properties at $2,000/month = $60,000/month passive income. That’s financial freedom.
How Does Nick Work With Real Estate Agents?
One of the most relevant parts of the conversation for real estate agents was how Nick sources deals. Agents are a significant part of his acquisition pipeline. He doesn’t treat them as competitors. He doesn’t try to do their job or undercut them. He treats them as partners.
The partnership looks like this: Nick pays fair commissions, closes quickly, and makes the transaction easy for everyone involved. He’s a professional buyer. He doesn’t create drama. He doesn’t renegotiate contracts. He shows up with cash and closes as promised. This is refreshingly simple, but most investors don’t do it.
In return, agents bring him properties before they hit the MLS — situations where a seller needs certainty and speed over maximum price. These aren’t forced sales or distressed sellers (though some are). These are people who got a job offer in another state, inherited a property they don’t want, downsized, or simply value peace of mind more than squeezing out an extra $10,000 in list price.
Nick is transparent that he buys below market value. He doesn’t hide it or try to trick sellers. He says: “I’ll pay cash. I’ll close in two weeks. You get certainty and speed. In exchange, I’m buying at a discount.” Sellers accept this trade. It’s math. They could list the property for $300,000 and wait 90 days, dealing with inspections and appraisals and financing contingencies. Or they can take $270,000 and be done in two weeks. That’s a $30,000 trade for 78 days of time and stress. Many people take that deal.
For agents listening, this is a powerful model: developing a relationship with a reliable cash buyer like Nick means you always have an option for sellers who need a non-traditional solution. It expands your ability to serve clients and creates a referral relationship that generates consistent business. Instead of watching a seller be unhappy because their property isn’t selling, you can say “I know a buyer who will close in two weeks.” That’s a superpower.
Why Does Focus Beat Diversification?
Early career, Nick tried everything—commercial, multifamily, different markets, multiple strategies. Nothing gained traction. The trap killing most investors.
Breakthrough: narrowed scope to single-family residential in San Antonio. Deep expertise created efficiency. Efficiency created better margins. Better margins created scaling capital. Being everywhere at once prevented greatness anywhere.
Portfolio diversification (many deals in one area) beats attention diversification (spread focus across areas). Nick got good at one, now has options. He built foundation. Agents and investors jumping between three markets never build foundation.
Lesson for agents: expert in specific area/niche beats serving every buyer and seller across wide territory. Downtown loft expert knows more than agent serving lofts, suburbs, rural. Depth beats breadth.
What Does Financial Freedom Actually Look Like?
Financial freedom is choice, not retirement. Nick built enough passive income through notes and rentals to cover basic expenses without closing another deal. He continues because he enjoys business and wants generational wealth, not obligation.
Define freedom for yourself. Not just a number. Never working again? Part-time on projects you choose? Family secure if something happens?
For Nick: no single deal, tenant, or market shift threatens family stability. Owner-financed notes, rental income, and active deals create redundancy. Multifamily crashes? Notes fine. Notes default? Rentals fine. No single asset class can break stability. That’s real freedom.
About Nick Disney
Nick Disney is a San Antonio-based real estate investor specializing in owner financing, cash acquisitions, flips, and rental properties. He transitioned from pharmaceutical sales to full-time investing and has built a portfolio that generates passive income through owner-financed notes and rentals. Nick is known for his service-first approach, his strong relationships with local agents, and his focused strategy of going deep in one market rather than spreading across many.
Resources mentioned in this episode:
Owner Financing Strategy Overview
Working With Cash Buyers as an Agent
The Investor’s Life Balance Sheet — sendfox.com/lp/m4jrl
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