"""properties_store.py — File-system store para Due Diligence documents.

Cada deal scrapeado (especialmente distressed: foreclosure, tax_deed, reo, auction)
necesita una carpeta dedicada para acumular documentos del DD:

  properties/{state}/{county_slug}/{deal_type}/{address_or_case_slug}/
      analysis_report.json       — snapshot del último análisis multi-agente
      briefing_ejecutivo.md      — Markdown del briefing del ContextualGlossaryAgent
      notes.md                   — Notas libres del usuario (free-form)
      deeds/                     — Escrituras, deed transfers
      liens/                     — Lien inventories, IRS NFTLs, code violations
      court_records/             — Lis pendens, civil suits, bankruptcy
      property_appraiser/        — Tax assessment, exemptions, sketches
      photos/                    — Photos descargadas (Zillow CDN, PA sketches, etc.)
      due_diligence/             — Reporte DD final del DueDiligenceAgent
      offers/                    — Letters of intent, contratos draft, contraoffers
      .meta.json                 — Metadata: deal_id, created_at, last_dd_run_at

API publica:
    get_property_folder(deal) → Path                — devuelve ruta (no crea)
    ensure_property_folder(deal) → Path             — crea estructura completa
    write_meta(folder, deal_id, **kwargs) → None    — actualiza .meta.json
    list_property_folders() → list[dict]            — para UI Mis Propiedades
    save_json(folder / "X.json", data) → None       — helper para persist
    save_markdown(folder / "X.md", text) → None     — helper para persist
"""
from __future__ import annotations

import json
import re
import time
from datetime import datetime, timezone
from pathlib import Path
from typing import Optional


# ────────────────────────────────────────────────────────────────────────────
# Paths
# ────────────────────────────────────────────────────────────────────────────

PROJECT_ROOT = Path(__file__).resolve().parent
PROPERTIES_ROOT = PROJECT_ROOT / "properties"


SUBFOLDERS = (
    "deeds",
    "liens",
    "court_records",
    "property_appraiser",
    "photos",
    "due_diligence",
    "offers",
)


# ────────────────────────────────────────────────────────────────────────────
# Slug helpers
# ────────────────────────────────────────────────────────────────────────────

def _slug(s: str, max_len: int = 80) -> str:
    """Sanitize a string for filesystem use.

    Keeps [A-Za-z0-9-_.] only, collapses runs of underscores, caps length.
    """
    if not s:
        return "unknown"
    s = s.strip()
    # Replace runs of non-allowed chars with underscore
    s = re.sub(r"[^A-Za-z0-9\-_.]+", "_", s)
    s = re.sub(r"_+", "_", s).strip("_-.")
    return (s[:max_len] or "unknown")


def _state_slug(state: Optional[str]) -> str:
    s = (state or "FL").strip().upper()
    return s if re.match(r"^[A-Z]{2}$", s) else "FL"


def _county_slug(county: Optional[str]) -> str:
    c = (county or "Unknown").strip()
    c = c.replace(" County", "").strip()
    return _slug(c.replace("-", "_").replace(" ", "_"))


def _deal_type_slug(deal_type: Optional[str]) -> str:
    dt = (deal_type or "unknown").strip().lower()
    # Whitelist canon values
    canon = {"foreclosure", "tax_deed", "auction", "reo", "mls", "off_market"}
    return dt if dt in canon else "unknown"


def _identifier_slug(deal: dict) -> str:
    """Pick the best identifier for the deal's folder name.

    Priority: case_number > parcel_id > address > deal_hash > deal_id.
    """
    case_number = (deal.get("case_number") or "").strip()
    if case_number:
        return f"case_{_slug(case_number)}"

    parcel_id = (deal.get("parcel_id") or "").strip()
    if parcel_id:
        return f"parcel_{_slug(parcel_id)}"

    address = (deal.get("address") or "").strip()
    if address:
        return f"addr_{_slug(address.upper())}"

    deal_hash = (deal.get("deal_hash") or "").strip()
    if deal_hash:
        return f"hash_{_slug(deal_hash)}"

    return f"id_{deal.get('id', 'unknown')}"


# ────────────────────────────────────────────────────────────────────────────
# Folder API
# ────────────────────────────────────────────────────────────────────────────

def get_property_folder(deal: dict) -> Path:
    """Devuelve la ruta de la carpeta del deal (NO crea).

    Format: properties/{STATE}/{County_Slug}/{deal_type}/{identifier_slug}/
    """
    state = _state_slug(deal.get("state"))
    county = _county_slug(deal.get("county"))
    dtype = _deal_type_slug(deal.get("deal_type"))
    ident = _identifier_slug(deal)
    return PROPERTIES_ROOT / state / county / dtype / ident


def ensure_property_folder(deal: dict) -> Path:
    """Crea la estructura completa (folder + subfolders + .meta.json si no existe).

    Idempotent: si ya existe, devuelve el path sin tocar nada (except updating
    last_seen).
    """
    folder = get_property_folder(deal)
    folder.mkdir(parents=True, exist_ok=True)

    # Create subfolders
    for sub in SUBFOLDERS:
        (folder / sub).mkdir(exist_ok=True)

    # Initialize .meta.json if not present
    meta_path = folder / ".meta.json"
    if not meta_path.exists():
        meta = {
            "deal_id": deal.get("id"),
            "deal_hash": deal.get("deal_hash"),
            "source": deal.get("source"),
            "address": deal.get("address"),
            "county": deal.get("county"),
            "state": deal.get("state"),
            "deal_type": deal.get("deal_type"),
            "case_number": deal.get("case_number"),
            "parcel_id": deal.get("parcel_id"),
            "created_at": datetime.now(timezone.utc).isoformat(),
            "last_dd_run_at": None,
            "last_dd_kind": None,  # "pre_dd" | "full_dd"
        }
        meta_path.write_text(json.dumps(meta, indent=2, ensure_ascii=False), encoding="utf-8")

    # Initialize notes.md if not present (so the user always has a place to write)
    notes_path = folder / "notes.md"
    if not notes_path.exists():
        notes_path.write_text(
            f"# Notas — {deal.get('address') or '(sin direccion)'}\n\n"
            f"Carpeta creada: {datetime.now(timezone.utc).isoformat()}\n\n"
            f"## Escribí acá lo que quieras recordar sobre este deal.\n\n",
            encoding="utf-8",
        )

    return folder


def write_meta(folder: Path, **updates) -> None:
    """Merges updates into .meta.json (preserves existing fields)."""
    meta_path = folder / ".meta.json"
    if meta_path.exists():
        try:
            data = json.loads(meta_path.read_text(encoding="utf-8"))
        except Exception:
            data = {}
    else:
        data = {}
    data.update(updates)
    data["last_updated_at"] = datetime.now(timezone.utc).isoformat()
    meta_path.write_text(json.dumps(data, indent=2, ensure_ascii=False), encoding="utf-8")


def save_json(path: Path, data) -> None:
    """Serialize data as JSON into path (creates parent dirs if needed)."""
    path.parent.mkdir(parents=True, exist_ok=True)
    path.write_text(json.dumps(data, indent=2, ensure_ascii=False, default=str), encoding="utf-8")


def save_markdown(path: Path, text: str) -> None:
    """Save markdown text into path."""
    path.parent.mkdir(parents=True, exist_ok=True)
    path.write_text(text, encoding="utf-8")


# ────────────────────────────────────────────────────────────────────────────
# Listing / discovery
# ────────────────────────────────────────────────────────────────────────────

def list_property_folders() -> list[dict]:
    """Lista todas las carpetas de propiedad existentes.

    Returns list[dict] con: state, county, deal_type, identifier, folder_path,
    meta (parsed .meta.json), file_count, last_modified_at.
    """
    out: list[dict] = []
    if not PROPERTIES_ROOT.exists():
        return out

    # Walk: properties/STATE/COUNTY/DEAL_TYPE/IDENT/
    for state_dir in PROPERTIES_ROOT.iterdir():
        if not state_dir.is_dir():
            continue
        for county_dir in state_dir.iterdir():
            if not county_dir.is_dir():
                continue
            for dtype_dir in county_dir.iterdir():
                if not dtype_dir.is_dir():
                    continue
                for ident_dir in dtype_dir.iterdir():
                    if not ident_dir.is_dir():
                        continue
                    # Parse .meta.json
                    meta_path = ident_dir / ".meta.json"
                    meta = {}
                    if meta_path.exists():
                        try:
                            meta = json.loads(meta_path.read_text(encoding="utf-8"))
                        except Exception:
                            meta = {}
                    # Count files (recursive)
                    file_count = sum(1 for _ in ident_dir.rglob("*") if _.is_file())
                    # Last modified
                    last_mod = max(
                        (p.stat().st_mtime for p in ident_dir.rglob("*") if p.is_file()),
                        default=ident_dir.stat().st_mtime,
                    )
                    out.append({
                        "state": state_dir.name,
                        "county": county_dir.name,
                        "deal_type": dtype_dir.name,
                        "identifier": ident_dir.name,
                        "folder_path": str(ident_dir),
                        "meta": meta,
                        "file_count": file_count,
                        "last_modified_at": datetime.fromtimestamp(last_mod, timezone.utc).isoformat(),
                    })
    # Sort by last modified, newest first
    out.sort(key=lambda x: x["last_modified_at"], reverse=True)
    return out


def find_property_folder_by_deal_id(deal_id: int) -> Optional[Path]:
    """Encuentra la carpeta de una propiedad por deal_id (lee .meta.json)."""
    for entry in list_property_folders():
        if entry["meta"].get("deal_id") == deal_id:
            return Path(entry["folder_path"])
    return None