> ## Documentation Index > Fetch the complete documentation index at: https://developers.investorlift.com/llms.txt > Use this file to discover all available pages before exploring further. # The ideas you need > Deal kinds, investor ids, scale and the default list, recency, the contact block, listings, Investorlift listings on the rows, short-term rentals, foreclosure-auction buyers and lenders. **Deal kinds.** Every deal has one `kind`: | kind | plain meaning | | ----------- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | | `flip` | bought, fixed, sold within about a year at a profit-shaped resale | | `wholesale` | bought and resold in under 30 days, or a chain resale or round trip within 90 (a double close) | | `hold` | bought and still owned at the deed data end: a rental, a land bank, a house under renovation | | `long_hold` | bought, held over a year, then sold (a landlord that exits) | | `other` | resold by an investor but not a clean flip: sold at a loss, a thin margin, a builder's new home resold, an iBuyer resale | | `build` | a lot or teardown bought by a registered investor, built on during the hold, then sold. On data built after 2026-09-17 the kind keeps only a single-family parcel held over 90 days. A builder's finished home resold is `other` | The flip test: the buyer held the parcel 30 to 365 days, and one of two price tests passes. The first test: both deeds carry a price and the resale is 10 to 150% over the purchase price. The second test: the purchase deed records no price, the usual Texas shape, and a registry investor made a priced resale. A resale under 30 days, or a chain resale or round trip within 90, is `wholesale`. A loss, a margin under 10%, a resale over 150%, a builder's new home resold or an iBuyer's resale is `other`. About one flip in six has no investor id, because one clean flip by someone outside the registry is still a flip. **Investors and ids.** An investor is a group of names the registry believes are one operator. It gets a stable id like `inv_0a20a550f33b`. When a data refresh merges or splits groups, it redirects or retires the old id. For a redirected id, the API gives you the new one. For a retired id, the API answers a 410, so search by name again. Store the id. Get the name again when you show it, or keep it only within the [cache window](/guides/terms). Some buyers spread their purchases over several ids, a new LLC per deal. Every list row carries `operator_id`, the id of the operation those ids belong to. You can collapse the rows that share it and contact that buyer once. It is the busiest member's id and can move after a refresh. Group by it within one response, and store the investor ids. See [Same buyer, cash right now](/guides/walkthroughs/same-buyer). **Scale and the default list.** Each investor has a `scale`: `individual`, `small`, `mid`, `large` or `institutional`. Institutional means iBuyers (Opendoor, Offerpad), production homebuilders and bulk single-family landlords with 500 or more houses. They dominate every neighbourhood by volume and are almost never the buyer for a wholesale deal, so the API **hides them by default**. The API also hides public bodies: the county, the state land department, a housing authority. Both come back when you ask for them: `scale=...,institutional` and `include_public=true`. **Recency means purchases, not sales.** The API measures "Active" from the investor's last **purchase**. A landlord who sold ten houses last year and bought none is not an active buyer. The API counts every "days since" number from the data's end date (`meta.coverage[].data_end`), not from today, so it does not drift between refreshes. **Contact block.** For each investor the API can return the people behind the entity and the mailing addresses that appear on their deeds. It splits the names into given and surname, the way a skip-trace vendor wants them. It flags the shared addresses (title companies, registered agents) as `is_generic`. The pre-assembled `skip_trace_targets[]` list means "send these to BatchData in this order". These fields are a partner feature: on `api.investorlift.com` every response carries them as null with `contact_redacted: true`, and [Authentication](/guides/concepts/authentication) says who does get them. The rule behind it is simple: this host never serves contact fields. So member lists show only companies and trusts. A person, a trust or an owner-occupant that bought with no investor id comes back with a null name. The API names a registry investor by its registry name on every key, with `display_name` beside it to print. The registry name is the deed spelling, and it can be a person's when someone buys property in their own name. **Listings.** Every hold deal row and every parcel carries `listing`, the MLS listing on the parcel as the feed last saw it. The block carries the `status` (ACTIVE, PENDING, SOLD or OFF\_MARKET), the asking price, the dates, days on market and the listing agent. Every investor row carries `listings`: what they have on the market as of the feed's `listings_data_end`. It carries `n_active`, `n_pending`, the asking prices and `last_listed_on`. A listing counts as the investor's only when it started after they bought the parcel (`owner_test` PASSED). The listing they bought under stays on the row with `owner_test` FAILED, and the API never counts it. The API measures every listing window at `meta.coverage[].listings_data_end`, the feed's own as-of date, later than `data_end`. Both blocks are null in a market without published listing tables. Zeros mean the API checked and found nothing listed. `/v1/investors/{id}/deals?role=buyer&listing_status=on_market` lists the holdings on the market in one page. The `listing_status` values `active`, `pending`, `sold`, `off_market` and `none` filter the history by the record's status. In a market without the tables, the API answers 422 `listings_unavailable`. The agents' names, phones and emails are contact fields, a partner feature like every other. On this host they are null, and the API serves the agent's id, brokerage and identity basis. `/v1/agents/{id}` opens the profile behind an id, and `/v1/agents/{id}/listings` opens their history. Both are in early access ([Who is this listing agent?](/guides/walkthroughs/listing-agents)). **Investorlift listings as wholesale transactions.** Since 0.4.0 every house listed on Investorlift is on file as a wholesale transaction, whatever its status in the app. The county deeds judge it, and the rows you already read carry it. A deal row whose deed closed a listing carries `wholesale_listing`. The block carries a one-word verdict, `verification`, the detailed `outcome`, a name-free `outcome_text`, the listing company and the closing `deed`. The verdict has four values: * `CONFIRMED`: a recorded deed closed it to a buyer. * `RETAIL`: it closed to an owner-occupant or through the MLS. * `OPEN`: no transfer yet. * `NONE`: nothing within 400 days, or a transfer the rules do not tie to it. Every investor row carries `wholesale_purchases`: what they bought through Investorlift, as the deeds show. A parcel carries `wholesale_listings[]`. `source=investorlift` on an investor's deals and `bought_on_investorlift=true` on the deal list filter by it. `/v1/wholesale-listings` lists the listings around a location with the verdict beside each. The wholesaler routes profile the companies behind them. These routes are in early access ([Which Investorlift listings closed?](/guides/walkthroughs/investorlift-listings)). The API names the buyer when it is a registry investor, whatever its kind, or an unregistered company. It never names a person, a trust or an owner-occupant outside the registry. It never serves the listing's status in the Investorlift app, and it never serves the wholesaler's own purchase price and spread. In a market without published wholesale tables, all of it is null, and the wholesale routes and the two filters answer 422 `wholesale_unavailable`. `meta.coverage[].wholesale_as_of` is null then. **Short-term rentals.** Since 0.5.0 the API matches the cities' own short-term rental licence and permit rolls to parcels. The cities are in `meta.coverage[].str.jurisdictions[]`, and [Counties, cities and ZIP codes](/coverage/places) lists them. Every parcel and every hold deal row inside a loaded city carries `short_term_rental`, with these fields: * `status`: the status on the city's roll, `LICENSED`, `PENDING` or `EXPIRED`. `NONE` means the API serves the city and the parcel has no record. * The application, issue and expiry dates the roll carries. * `permit_after_purchase`: if the current owner got the licence after the purchase. * `owner_attributed` with its `attribution_basis`. The basis is a date after the purchase, a name on the record, or the city's regime that started after the purchase. It is `ASSUMED` when no fact decides it. * `business_use`: attributed and not a person's own home. * `prior_owner_permit`: a licence that a former owner got, not the current owner. * `manager`: the property-management company on the record, a business name that the API serves to every key. The block is null outside every loaded city and in a market without published tables. `meta.coverage[].str.jurisdictions` lists every city the build knows and why the API does not serve the others. So the explanation of a null is there, not on the parcel. Every investor row carries `str`, the roll-up. It counts how many of their holdings are licensed business uses and how many got a licence within 180 days of the purchase. It carries the share of their holds, the managers and the cities. `GET /v1/str-parcels`, sold by contract, lists the licensed parcels around a location. `str_status` and `str_business_use` filter the deal lists, and `str_operator` and `str_holdings_min` filter the deal and investor lists. The business-use filter keeps hold rows whose licence is a business use attributed to the owner, the short-term rental deal type. One rule changes on a parcel that is not an investor's hold. There the API treats the owner as one it can name, if the city registered the owner as a business operator there. The record shows that by a date or a name, for example a licence application after the purchase. `redacted_reason` is then null, but the name and address themselves stay null on this host. A prior owner's permit, an owner-occupied home with a casita permit and an assumed attribution keep the licence facts and lose the identity. In a market without published short-term rental tables, the API answers 422 `str_unavailable` on the filters and the list route. **Foreclosure-auction buyers.** Since 0.7.0 every investor row carries `auction`, with these fields: * `n_auction_buys`: how many houses they bought at a foreclosure auction. That is a trustee's sale, or an Arizona sheriff's sale, where the buyer is a third party, never the lender that bids its own loan. * `n_auction_buys_24m`: how many in the last two years. The flag `is_active_auction_buyer` reads it. * The last sale day. * `auction_resale_share`: the share of those purchases that the buyer resold within a year. These buyers pay cash within a day and buy without a look inside the house. In Arizona a trustee's-sale bidder posts \$10,000 and pays the full bid by 5 pm the next business day. In Texas the price is due on acceptance, and the house sells as is. The same block carries the weaker cash signal, houses that the buyer bought from a lender after a foreclosure: `n_reo_buys`, `n_reo_buys_24m` and `is_active_reo_buyer`. That buyer had weeks and an inspection, and possibly a loan. The profile adds more detail. It lists the auction kinds the investor bought at: `TRUSTEE_SALE`, `SHERIFF_SALE`, and the shown-but-not-counted `HOA_TRUSTEE_SALE`, `TAX_SALE` and `TAX_LIEN_DEED`. It names the platform that ran the sale where a Texas servicer appointed one: Auction.com, ServiceLink or Xome. It gives the outcomes of the purchases at 12 months and the median discount to the later resale. The outcomes are: resold, transferred, lost to a senior lender or held. Every deal row carries `bought_auction_kind` when its purchase deed was such an auction purchase. Three shared filters read the block: `buys_at_auction=true`, `buys_reo=true`, and the deal-level `bought_auction_kind=TRUSTEE_SALE`. The first keeps the cash buyers of the last two years. In a market without published counts (`meta.coverage[].auction_counted` false), the block is null on every investor. In that market `bought_auction_kind` is null on every deal, `by_channel.auction` is null on the deals summary, and the three filters answer 422 `auction_unavailable`. [Filters](/guides/concepts/filters) has the rows. **Parcels, financing, permits and history.** Since 0.8.0 you can search the parcel layer itself. [`POST /v1/properties/search`](/api-reference/endpoints/properties-search) returns every parcel in a location that matches the filter groups and the [quicklists](/guides/concepts/quicklists), with the blocks you ask for on each row. The filter groups are owner, building, lot, sale, tax, listing, valuation, financing, liens, permits and history. Beside it, three routes read one parcel in depth. `financing` gives the valuation, the open liens with their lenders and rates, the recorded mortgages and the involuntary liens. `permits` gives the jurisdictions' own permit rolls, with the work tags and the dates, and never an applicant name. `history` with `listing-history` gives what changed week by week, and every period on the market with its price path and outcome. `GET /v1/markets/{market}/changes` counts the same events across a ZIP. Read two limits before you build on them. The financing, lien and valuation numbers are a snapshot valued at `meta.coverage[].parcel.financing.as_of`. Every response that carries one says so in `meta.dated[]` (see [dated data](/guides/concepts/dated-data)). The history routes answer only inside the ZIP codes the history lake covers (`meta.coverage[].parcel.history.zips`). Elsewhere they answer `422 history_unavailable`. **Lenders.** Since 0.14.0 every lender of record on a recorded mortgage carries a stable id (`len_` plus 12 hex). The id is the same under every spelling the instruments use. `GET /v1/lenders/search` finds it from any of them. `GET /v1/lenders` ranks the lenders of a market or of one ZIP, city or county over the 24 months to the slice date. `hard_money=true` keeps the lenders who fund flippers. `GET /v1/lenders/{id}` is the profile, one profile per market. It carries every spelling, the class and the hard-money flag, and the loans counted once across the open liens and the recorded history. It carries the open book, the year and month series against the market, and the product, term and property-type mix. It carries terms with how much of the book carries them, geography, rankings and a written summary. `GET /v1/lenders/{id}/loans` lists every instrument. Since 0.16.0 the recorded deeds decide if each loan financed a purchase (`purpose`). They tie the loan to the investor deal it funded: `deal` on the loan row, `financing` on the deal row and the investor profile. They give the outcome of the loan (`outcome`). The profile carries `borrowers`, who borrows, with churn as a lower bound. It carries `investor_lending`: which registered investors borrow from it. It carries `flips_financed`, the flips it financed with their margins, null under 20 resold flips. `GET /v1/lenders/{id}/borrowers` lists the borrowers, one row per borrower key. The API serves a company's name to every key, and this host does not serve a person's name. Since 0.19.0 `GET /v1/lenders/{id}/rankings` places one lender in every ZIP, city, county or hex cell it lent in, or month by month, over a chosen window. `n_zips_ranked_first_24m` on the profile is the headline: "#1 in N ZIPs". `GET /v1/lenders/{id}/cells` is its map. The list and the loans take a `period` and a point with a radius. The API resolves that point and radius to hex cells, so the edge is a hex boundary. The profile carries `takebacks` and `is_auction_lender`. The take-backs are the trustee's deeds, sheriff's deeds and deeds in lieu that named the lender as grantee since 2016: deeds, never delinquency. A loan row says if a take-back deed followed (`foreclosed`, `outcome` `FORECLOSED`). A borrower row names the other lenders it uses (`other_lenders[]`). An Investorlift listing names the five lenders most active with investors in its ZIP (`lenders_active[]`). Three facts apply to every number. The registry comes from the dated financing slice, and `meta.dated[]` carries the date. `meta.coverage[].lenders.as_of` is the slice date, and `meta.coverage[].lenders.recordings_through` is the newest recording in it. The registry covers the counties in `meta.coverage[].lenders.counties`, which can be narrower than the market, and [Counties, cities and ZIP codes](/coverage/places) lists them. For a place outside them, the API answers `422 outside_coverage`. The recorded history captures about one open loan in five, so a history count is a floor, and a bridge lender is the most undercounted. Lender names are business records, and the API serves them to every key. A person-named lender has a profile only above the person gate, and the API hides it unless `include_persons=true`. No lender carries a phone or an email. In a market without the registry, the API answers `422 lenders_unavailable` ([Who is this lender?](/guides/walkthroughs/profile-a-lender)). ## Related topics - [Quickstart](/guides/quickstart.md) - [Introduction](/index.md) - [Privacy notice](/guides/privacy.md) - [Find an Investorlift listing company](/api-reference/endpoints/wholesalers-search.md) - [Find a listing agent](/api-reference/endpoints/agents-search.md)