AML Funding HMDA 2025: 483 Investor Loans, 224 in Texas

Which “AML Funding” this is

The searches “AML Funding DSCR” and “AML Funding reviews” point at a mortgage lender in Dallas. Three things are easy to mix up, so here is how we matched it.

• HMDA filer: the FFIEC 2025 and 2024 filer lists each contain one filer with this LEI, named “AML Funding LLC dba Absolute Mortgage & Lending”.
• LEI record (GLEIF): legal name AML FUNDING LLC, trading or operating name “Absolute Mortgage & Lending”, jurisdiction US-TX, Texas registry number 0803436676, headquarters 4230 Lyndon B Johnson Freeway, Suite 626, Dallas, Texas 75244. Entity status ACTIVE; the LEI was first registered July 7, 2020, last updated December 30, 2025 and is due for renewal on January 7, 2027.
• Company website: absoluteml.com says “Absolute Mortgage & Lending is a dba of AML Funding, LLC”, gives the same Dallas address, “NMLS# 1910591” and “16 + Branch Locations”, including Houston, San Antonio, Grand Prairie, Phoenix, Orlando, Baton Rouge and Oklahoma City. Its licensing page lists “Texas – SML 1910591 Mortgage Banker Registration”.

It is not ABL Funding, the New Jersey hard-money lender with a different LEI that we covered in ABL Funding's 2025 HMDA file. And “AML” here means the company's initials, not anti-money-laundering rules.

We could not check the NMLS number on the NMLS Consumer Access register, which returned an access-denied error to our requests, and we did not search the Texas Department of Savings and Mortgage Lending register. Check both before you sign anything.

Our filter. We downloaded every record the lender filed for each year from the FFIEC data browser (2,446 for 2025, 1,609 for 2024) and kept action_taken = 1 (originated) and occupancy_type = 3, “Investment property” in the FFIEC data-field list. That leaves 483 and 313 loans. We also tested the business-purpose flag: it reads 2 (not primarily business or commercial purpose) on all 1,847 originated loans in 2025 and all 1,217 in 2024, so it adds nothing here. Other pages of ours that use the flag as part of their investor definition would count this lender differently.

2024 against 2025

Loans grew 1.54 times and dollars 1.58 times, but the median loan did not move, so the growth is more loans, not bigger ones (our arithmetic). The investor loans are priced above the lender's other loans in both years: 6.99% against 6.5% in 2025. The median note rate fell 0.26 of a point, in line with the 0.125-point drop in the lender's own non-investor book, which is a market effect more than a change in the investor product. The share of investor-occupancy records that ended in a loan was the same in both years: 483 of 654 in 2025 and 313 of 424 in 2024 (73.9% and 73.8%, our arithmetic), with 57 and 39 denials, 111 and 70 withdrawals and 3 and 2 approvals the applicant did not accept.

Texas: where the 483 loans are

Texas grew 1.19 times in loans; outside Texas loans grew 2.07 times and dollars 2.14 times (our arithmetic). So the headline growth is mostly out of state, even though Texas is still the largest single market. Loans outside Texas are spread thinly: Arizona 41, Louisiana 33, Florida 30, Oklahoma 21, Illinois 15, North Carolina 13, California 12, Arkansas 11, Georgia 10 and Missouri 10. In 2024 the next states after Texas were Oklahoma 18, Florida 15, Louisiana 12 and Ohio 9, and Arizona had 4 loans; in 2025 it has 41.

Tarrant and Harris together are 125 loans, 55.8% of the Texas total and 25.9% of all 483 (our arithmetic). Dallas County, where the lender is headquartered, is third with 24. Collin County is the one large county that shrank, from 17 loans to 8. The median Texas loan is $225,000, and the median in Harris County, $195,000, is the lowest of the large counties. These are small single-family loans: 454 of the 483 investor loans are on one unit, 22 on two, 3 on three and 4 on four.

Our pages on DSCR loans in Texas and hard-money loans in Texas cover the state's lenders on other definitions, so their counts for this lender will not equal the ones here.

Prepayment terms

HMDA records the length in months of any prepayment penalty on the loan. It does not record the amount, the formula or whether the penalty steps down, so the field says how long a borrower is tied to the loan, not what leaving costs.

The share of loans with a term rose from 42.5% to 57.8%, and the share with 36 months or longer from 18.5% (58 loans) to 30.8% (149 loans) (our arithmetic). The medians do not show a rate discount for accepting a longer term: loans at 36 months and loans with no term both have a median of 6.875% in 2025, and loans at 12 months have the highest, 7.25%. That is a description of closed loans, not a statement about how this lender prices a penalty.

Texas borrowers are less likely to have a prepayment term than borrowers in other states, though half of them still do. Arizona stands out for the short term: 22 of its 41 loans are at 12 months. In 2024 the lender had just 4 Arizona loans, so the Arizona book is new. A term on a loan that is not business purpose, as the file codes all of these, is worth a question to the lender in writing; this page does not say whether any particular term is permitted for any particular loan.

A worked example, our arithmetic: the 2025 median loan of $225,000 at the median rate of 6.99% over 30 years has a principal-and-interest payment of about $1,495 a month, before taxes and insurance. A borrower who refinances or sells in month 30 of a 36-month term is inside the term whatever the amount of the penalty is; the file cannot tell you that amount.

What the file shows about cost and structure

• Costs are reported. All 483 loans carry a rate spread (median 0.546 percentage points over the average prime offer rate, against 0.748 in 2024) and total loan costs (median $5,781.47, against $5,825.14). Median origination charges were $1,695 and 160 loans show exactly $1,395. 258 loans report discount points in dollars, with a median of $937.75; 178 report lender credits.
• Product. All 483 are first-lien conventional loans with no introductory rate period: 478 are 360 months and 5 are 180; 4 are interest-only; none has a balloon payment. Purchases are 333 loans, refinancings 98 and cash-out refinancings 52. Cash-out loans have the highest median rate, 7.25%.
• Leverage. The median loan-to-value is 74.0%, and 75 loans are at 80% or above, against 38 in 2024. The lender's own DSCR page (see below) says up to 75% on purchases, so at least those 75 loans are not on that program as the page describes it; the file cannot say about the rest.
• Sale. 464 loans carry sale code 9 (other type of purchaser), 11 code 1 (Fannie Mae), 6 code 3 (Freddie Mac) and 2 code 0 (not applicable). In 2024, 183 loans had code 0, 68 went to Freddie Mac and 62 to Fannie Mae. The shift to a single “other” buyer is a change in who ends up holding the loans; the file does not name that buyer.

What the file does not show

• No DSCR flag. HMDA has no field for debt service coverage, rent or the loan program. The company website has a DSCR page that says “Loans up to $3 Million”, “Credit scores starting at 660”, “Minimum qualifying DSCR 1.0”, “Up to 75% LTV on Purchases” and “Cash-out up to 70% LTV with 700 FICO”. The loans on this page are all investment-property loans the lender reported, of every program. Our DSCR loan requirements page explains what such a loan underwrites on.
• No penalty amount. Only the term in months.
• A consumer-style file. The business-purpose flag, the reported rate spread and the loan costs all describe the loans as consumer-purpose first liens. We make no claim about why. If you are borrowing through an LLC for a rental, ask the lender how your loan will be reported and what that changes for you.
• One year of Texas and one lender. This is one lender's file for two years. It says nothing about other lenders' terms in Texas, and a count in this file is not a quote.

Licensing and dated items

All read on November 6, 2026.

• LEI record: status ISSUED, last updated December 30, 2025, next renewal January 7, 2027.
• Company licensing page: lists licence numbers for most states, including “Texas – SML 1910591” as a Mortgage Banker Registration, an Arizona Mortgage Banker License, a Louisiana Residential Mortgage Lending License and an Oklahoma Mortgage Lender License. Florida (“Mortgage Lender License MLD2026”) is also listed; these are the states where this lender's 2025 investor loans were most numerous after Texas. Page footers still read “© 2016 – 2023”, so the page may not be current.
• Regulatory actions: we did not search the NMLS register, the Texas regulator's discipline pages, the CFPB complaint database or court dockets, so we make no statement about the lender's record. The NMLS Consumer Access page for the company is the check that matters.

Related reading: non-QM loans and DSCR loan lenders ranked by volume.

What a reader can do with this

1. Ask which loan you are being quoted. The file cannot separate DSCR loans from other investor loans. The lender's DSCR page says up to 75% loan-to-value on purchases; the 2025 median in the file is 74.0%.
2. Get the prepayment terms in writing before you apply. 57.8% of 2025 loans had a term and 30.8% had 36 months or more. Ask for the term, the penalty formula and whether it steps down, and compare it with your plan to sell or refinance.
3. Compare in the same band. The file's median is 6.99% for investor loans of $225,000. Compare a quote with lenders of the same loan size, state and leverage, not with the all-loan median. Our Texas DSCR page shows the state's lenders on one filter.
4. Check the licence for your state. The lender lists one for most states. Look it up on the NMLS Consumer Access register and with your state regulator yourself.
5. Treat Arizona and the out-of-state book as new. 41 Arizona loans in 2025 against 4 in 2024 is a big change in one year; the file cannot say why. Check the 2026 file when it is published.
6. Compare with lenders built for investors. The lenders in the box below are investor lenders; Kiavi pays us a referral fee when a loan closes through the button. AML Funding is not an affiliate, and the counts above are the same either way.

FAQ

Related reads: DSCR loans in Texas, hard-money loans in Texas, non-QM loans and DSCR loan requirements.

Sources: loan-level data from the FFIEC HMDA Data Browser, 2025 and 2024 files for LEI 254900RM3T6WAVE6SA24, downloaded November 6, 2026 through the public API; the FFIEC 2025 and 2024 filer lists; the FFIEC public loan application register data-field list (codes for occupancy, purpose, purchaser and business purpose); the GLEIF LEI record for AML FUNDING LLC; the absoluteml.com home, contact, about, DSCR and licensing pages, all read November 6, 2026; the Census Bureau 2020 county names file. Our recount script and its output are in sources/. All percentages, differences and “our arithmetic” figures are calculated by us. This is analysis of public documents, not investment, legal or tax advice. Compiled by CrowdfundedWealth on November 6, 2026.