The Investor’s Guide to Finding Flippers Through Public Records
When you know what to look for, you can spot flippers before they start waving offers around. Here’s how to do it.
Austin Beverigde
Tennessee
, Goliath Teammate
If you're trying to build a serious buyer list, or screen the ones already reaching out, knowing who’s really flipping properties (versus who’s just dreaming) gives you a powerful edge. One of the smartest ways to do it? Dig into permit and contractor records.
These public records often reveal the real activity behind the scenes: who’s pulling permits for kitchen remodels, who’s hiring subs for cosmetic rehabs, and who’s listing renovated properties shortly afterward. When you know what to look for, you can spot flippers before they start waving offers around.
Here’s how to do it.
Why Permits and Contractors Matter
Permits and contractor records provide a paper trail of activity:
Who’s investing in improvements (time + money = motivation)
Where deals are being actively flipped
How often a buyer/investor is actually doing projects
Whether the buyer is operating as a flipper, landlord, or GC
They cut through the noise of inbox tire-kickers and allow you to prioritize serious players.
Where to Find Permit and Contractor Records
Every state and municipality handles this a little differently, but here are the most common sources:
City building departments (online portals or in-person)
County assessor’s websites
Planning and zoning departments
Public records aggregators like BuildZoom, PropertyRadar, or PermitPlace
Many metro areas have searchable online databases. If not, you may need to call or visit in person, or even submit a records request.
What to Look For in Permit Data
When reviewing permit activity, look for these signs that indicate flipping behavior:
Short timelines between purchase date and permit filing
Multiple permits filed across various ZIP codes by the same individual/entity
Interior remodels, HVAC upgrades, electrical, roofing, etc. (not long-term projects like pools)
Repeat filings under LLCs or business entities that change with each project
Watch out for permits that match the pattern: quick rehab → resale within 3–6 months.
Contractor Clues That Reveal Buyer Type
You can also reverse-engineer buyer activity by checking who contractors are working with:
Look up frequent subs (licensed electricians, plumbers, etc.) and see which addresses they’re working on
Cross-check names of repeat GCs with recent purchases
Search by contractor license numbers in your area and examine job histories
A flipper might not pull permits personally, but their GC or crew often shows up multiple times on different properties.
How to Match Permit Data to Buyers
To make this actionable, you need to match the data to buyer profiles:
Search by address → see who bought it recently
Cross-reference names/LLCs with those making offers to you
Build a spreadsheet of recent flipper activity by tracking permit types, addresses, and sale history
Then, segment your buyer list into:
High-volume active flippers
Weekend warriors (1–2 deals/year)
Wholesalers posing as buyers (no permits, no remodels)
Tools to Speed Up the Process
If you want to automate or accelerate this research, try:
BuildZoom – Great for tracking contractors and jobs
PropStream or PropertyRadar – Lets you tag recent buyers, pull permit summaries
DataTree or Regrid – For deeper property and owner history
Local GIS systems – Some counties have surprisingly rich datasets
Don’t let the research scare you. You only need a few hours a month to get a feel for who’s really doing work in your market.
How This Helps You Sell Faster
When you know who’s actually buying and improving properties:
You can target your dispo to real operators
You can build rapport with contractors working multiple deals
You can screen out low-intent buyers before wasting time
You can predict who’s got capital ready to deploy
It’s not about playing detective. It’s about being a better deal-maker.
Final Tip: Don’t Overlook the “Quiet” Flippers
Some of the best buyers are off-market, don’t post on social, and don’t blast out proof-of-funds letters. But they:
Show up in permit logs
Hire the same contractor over and over
Pay cash, close fast, and disappear
Find those people, build trust, and you’ll never have to dispo your deals to 100 randoms again.
