Optimized Mortgage Servicing.

Expert loss mitigation,
compliance, training and
technology at your fingertips
Smiling businessman standing on an office balcony using a tablet

Optimized Mortgage

Expert loss mitigation,
compliance, training and
technology at your fingertips


Loss Mitigation Assistance

From loss mitigation evaluations to income calculation and validation, reason for default testing and administrative support services, we provide the assistance you need, when you need it.

Elevate Your Default Servicing​

We help mortgage servicers navigate mortgage regulations with greater ease. ​

Consulting & Training

We partner with your team to evaluate and optimize your processes, ensure audit readiness, and maintain compliance.


Our easy-to-use loss mitigation workout calculator ensures cost-effective handling of loss mitigation processes with real-time accuracy.


Higher Productivity and Profitability Await


We Have You Covered

Our workflow processes and loss mitigation strategies enable mortgage servicers of all sizes to better control their portfolios, reduce default rates and increase productivity—safely and compliantly.

1. Larger Servicers

We’re pros at delivering expert loss mitigation services and default servicing solutions geared specifically for larger servicing operations. Whether you’re looking for volume stabilization outsourcing, preparation for compliance audits, non-GSE loan portfolio assistance, acquisition/transfer support services, or process optimization, DLS Servicing has your back.


2. Small and Mid-Sized Servicers

We get it – smaller servicing operations offer versatility, but often lack the staff to manage rising defaults and constantly changing compliance regulations effectively. Our team of default experts is here to help overcome most default challenges, including staff training, consulting, compliance audits and reviews, procedural documentation, sub-servicer oversight, and servicing platform implementation.

3. Outsourcing Functions

Whether you’re dealing with a temporary surge in defaulted loans or seeking long-term or short-term strategies for better portfolio management, our outsourcing services can help. We offer loss mitigation reviews, FHA foreclosure claims (Part A&B), client-specific workflow processes, FHA first legal evaluations, and more, providing the essential support and guidance for unlocking growth.

Team discussion about loss litigation assistance for a client.
Young women looking for repayment plans for her mortgage
Discussion on Loan Modifications


Years Of Experience


Loans Processed


Loss Mitigation Reviews


Our Services

Discover comprehensive servicing support solutions that minimize default rates and boost productivity within your portfolio. Specializing in loss mitigation support services and quality control analysis, our team helps you stay compliant with all agency and government insurer requirements, partnering with you to resolve defaults swiftly, accurately, and in line with applicable guidebooks and industry standards.

Consulting & Training At DLS Servicing

Consulting & Training

Our collaborative approach involves a thorough analysis of your existing systems to identify inefficiencies and potential areas for growth. We then develop strategies to optimize your processes, using our proprietary technology and methodologies to improve efficiency and productivity. We also train and equip your team with the knowledge and skills to maintain compliance and reach your business objectives.

Loss Mitigation Assistance

Our loss mitigation expertise is simply unmatched in the servicing industry. We develop customized, compliant strategies that go beyond home retention options and empower you to handle virtually any kind of default scenario. Whether you face an increase in borrowers experiencing financial hardship or simply need help navigating the complex world of defaults and foreclosures, we’ll be with you every step of the way.

DLS Servicing Employee Working On Laptop For Mortgage Servicing / Consulting

Technology Services

Looking for real-time visibility into your portfolio and data-driven decisions that drive growth and profitability? Our proprietary technology was built to deliver actionable insights that allow you to identify trends, optimize processes, and maximize ROI. We also provide technical support and proactive system monitoring to quickly identify and resolve any issues, minimizing downtime and reducing the risk of security threats.

People Discussing Deed in lieu of foreclosure


With our easy-to-use WaterfallCalc loss mitigation evaluation and calculation application, your team can quickly and accurately evaluate any default scenario and identify the best course of action. The online application performs calculations based on published criteria for FHA, VA, rural housing, Fannie Mae, Freddie Mac, Section 184 Tribal Loans and the Federal Home Loan Bank—plus, borrowers can submit loss mitigation applications from their phone, tablet or computer.



“I have found through experience that your team are top notch professionals in every way.”
Maryland Department of Housing and Community Development

“Your efforts and dedication to our borrowers have always been greatly appreciated.”
State Housing Finance Agency

“DLS has shown their excellence during the past couple tumultuous years… there have been large volume fluctuations and rule changes, but DLS has always been prepared to make adjustments as needed.”
Large Subservicer

Upcoming Events

FHA Draft Mortgagee Letter Webinar

Join us for our upcoming webinar on the FHA Draft Mortgagee Letter regarding HUD’s New Payment Supplement Loss Mitigation program, hosted by DLS Servicing Consultants. Learn how changes from these proposed rules could impact your business.

Free webinar
Date:        Tuesday, December 19
Time:       2 pm EST
Duration:  45 mins

Loan Modifications Discussion Between Client And DLS Team

Register Now. Spots are Limited!



    “I have found through experience that your team are top notch professionals in every way."
    Director, Maryland Department of Housing and Community Development
    "Working with Donna and her team at DLS Servicing has been a great experience since 2013. Their knowledgeable, responsive and easy-to-work-with team has provided refined and improved products such as third-party title and document vendors, a client portal, and now a borrower portal. DLS Servicing ensures compliance with the latest loss mitigation guidelines, and I have always been able to rely on them to resolve any challenge or issue."



    “I have found through experience that your team are top notch professionals in every way.”

    Director, Maryland Department of Housing and Community Development

    “Your efforts and dedication to our borrowers have always been greatly appreciated.” 

    CFO, State Housing Finance Agency

    “DLS has shown their excellence during the past couple tumultuous years… there have been large volume fluctuations and rule changes, but DLS has always been prepared to make adjustments as needed.”

    VP, Large Subservicer


    Who We Are

    DLS Servicing was founded by seasoned servicing experts to help mortgage servicers overcome their regulatory challenges and maximize returns on delinquent and defaulted loans. Today, our expert consulting services and proprietary technology enable clients to stay compliant, so they can focus on their core business and maximize growth.

    Our management team and staff have decades of combined experience in the mortgage default industry. As a trusted and nimble partner, we work collaboratively with your team to overcome hurdles that keep your business from reaching its full potential.

    Donna Schmidt
    Owner & Founder
    Donna L. Schmidt​

    Donna has over 35 years of experience in the mortgage servicing industry and is the co-creator of WaterFallCalc, an online loss mitigation evaluation and calculation tool. Prior to founding DLS Servicing in 1993, Donna held executive or  management roles at several national servicers and has expertise in all aspects of mortgage servicing, including loan administration, payment and escrow processing, loan acquisitions and default management.

    Director of Operations
    Rachel Kelley

    Rachel is an experienced loan auditor and underwriter responsible for all facets of the loan packaging process and ensuring compliance with all policies and processes. She also serves as WaterfallCalc team lead and ensures DLS Servicing and  WaterfallCalc compliance with insurer and investor guidelines. Rachel joined DLS Servicing in 2020 as a loss mitigation reviewer before moving to loss mitigation review QC.

    Client Manager
    Michelle Benham​

    Michelle is DLS Servicing’s loss mitigation department team lead and training coordinator. Her responsibilities include managing clients during loan onboarding and offboarding processes, troubleshooting client issues, and interviewing and recruiting new hires. Michelle joined the company in 2010 as a loss mitigation reviewer before moving to loss mitigation review QC and eventually team lead.

    Processing Lead
    Kathy Walcott​

    Kathy is responsible for all loss mitigation document intake prior to review, managing all loss mitigation team processors, and ensuring smooth loss mitigation workflows and employees are updated on all current processes to maintain compliance. Kathy joined DLS Servicing in 2017 as a loss mitigation processor before moving to team lead in 2019.

    Claims & Compliance
    Stacie Martella

    Stacie is responsible for managing DLS Servicing’s claims team and QC team processes from start to finish as well as training and coaching team members to make sure claims are processed in compliance with all policies and requirements. She joined the company in 2016 as a loss mitigation reviewer and has 17 years of experience managing insurance and claims.

    Corporate Resources Team Lead
    Laurel Book​

    Laurel joined DLS Servicing in 2017 and is responsible for managing all the company’s IT systems and processes, security and support needs, system coordination for reporting, and preparing for business continuity plan & SOC audits. She also trains and coaches team members to ensure business operations meet established company policies. Laurel previously served in loss mitigation reviews before moving to loan mitigation review QC.

    Disaster & Loss Mitigation Lead
    Kate Zick

    Kate is responsible for managing all streamline review processes and training and coaching team members. Kate joined DLS in 2021 as a loss mitigation reviewer and transitioned to Assistant Team Lead before being promoted to Team Lead.

    Loss Mitigation Quality Control Team Lead
    Jenn Leach​

    Jenn is responsible for managing DLS Servicing’s QC review team and training and coaching team members. She joined the company in 2009 as a loss mitigation reviewer and previously
    served in loss mitigation review QC.

    Office Manager & Accounting
    Pam Rice​

    Pam Rice is a valued member of the DLS Servicing team, having joined the company in November 2010. As the Office Manager, she plays an essential role in ensuring the smooth functioning of the office. Her responsibilities include overseeing bookkeeping, human resources, and office facilities management. Pam‘s keen eye for detail and organizational skills ensure that DLS Servicing’s financial records are accurate, up-to-date, and easily accessible. She manages payroll, accounts payable and receivable, and budget planning, ensuring that the company’s financial operations run efficiently. She works closely with the management team to ensure that DLS Servicing has a welcoming, inclusive, and diverse work environment. Pam‘s dedication to the well-being of the office extends beyond just finance and human resources. She is also responsible for managing the office facilities, ensuring that the workspace is clean, comfortable, and safe for everyone.

    Documents & Mailing Team Lead
    Mariz Langford

    Mariz oversees DLS Servicing modification documents and mailing, training and coaching team members. She ensures smooth processes and accuracy as documents go out from DLS to the borrower and then recording. Mariz joined the company in 2019 and has broad experience across its various departments.


    Our services are designed to assist both large and small mortgage bankers, banks and credit unions. Regardless of your organization’s size, our affordable, a la carte servicing options can be tailored to meet your unique needs.

    We provide a wide array of loss mitigation support services, for loan modifications to short sales, deed in lieu of foreclosure, forbearance, deferral or partial claims, repayment plans, and COVID-19 or disaster recovery loss. The servicer can choose comprehensive services or specific services to support their workflows.  They include validating facially complete applications, ensuring proper support documentation, calculating option terms per insurer or investor requirements, preparing and/or mailing of payment plans or final workout documents (modifications, subordinate liens or deferral agreements), filing claims and ensuring compliant file supporting documentation. Our goal is to help you minimize default rates and maximize mortgage ROI, while ensuring compliance with government, agency and investor guidelines.

    Absolutely. We offer outsourcing services specifically designed to offer capacity assistance, including short-term or long-term surges in loan defaults. All our services are scalable and can be adapted as circumstances change.

    We handle a wide variety of loan types, particularly those that fall under FHA, VA, Rural Housing, Freddie Mac, and Fannie Mae guidelines. We offer loss mitigation assistance and mortgage consulting specifically tailored to these types of loans.

    Absolutely, we handle the administrative aspects of the loss mitigation process for you. This allows your team to concentrate on borrower communication and final execution, thereby streamlining your operations and enhancing efficiency.

    We conduct monthly, quarterly, and annual mortgage QC, audit and monitoring reviews to ensure your servicing processes are compliant with government and agency requirements, regardless of the size of your loan portfolio. Our goal is to expose and mitigate any potential losses as quickly as possible.

    Experience the difference. Reach out today to learn more.


    5025 Plainfield Ave. NE, Suite A Grand Rapids, MI  49525


    (616) 570-0199