Vision, Mission & Core Values

Vision: To be the mortgage industry partner of choice for audit, risk, and compliance.
Mission: To help our clients climb higher by bridging the gap between risk and compliance.

We work side-by-side with our clients using our core values to guide the way: Commit to quality, Create solutions, Collaborate as one, Cultivate raving fans, and Climb higher. See why the best of the best lenders choose MQMR as their audit, risk, and compliance partner of choice.



Benjamin Madick and Michael Steer founded MQMR in 2011 as a risk management company to serve the mortgage lending community who often were struggling with fast and furious regulatory changes. Our core focus over the years has been to solve the most pressing audit, risk, and compliance needs of our clients and the industry. Through this, we’ve developed a best-in-class suite of solutions to help our clients bridge the gap between risk and compliance.





Mike is the President of MQMR and Subsequent QC, LLC (SQC), MQMR’s sister company dedicated to servicing and sub-servicing surveillance oversight, servicing audits, and servicing consulting. Mike sets the vision and direction of MQMR, SQC, and HQ Vendor Management.

Prior to founding MQMR, Mike began his career in the Countrywide training development program spending 12 months learning wholesale, retail, and all departments of correspondent lending. Mike spent five years with Bank of America Correspondent Lending serving mortgage banks, credit unions, and banks in the purchase of mortgage loans, assisting in the structure and approval of warehouse lines, loan pricing and trades, and loss mitigation negotiations.

Mike earned a B.S. in Business Administration and a B.A. in Spanish from Trinity University.




Michael Barone serves as the Executive Director of Compliance to MQMR. Michael oversees all compliance and regulatory guidance with MQMR’s clients and prospective clients.
Michael is a partner of the law firm of Abrams Garfinkel Margolis Bergson, LLP, a full service law firm which has offices in New York and California. He oversees the firm’s mortgage compliance and mortgage loan document preparation departments and a member of the firm’s real estate and banking departments. Michael has 20 years of experience representing nationally recognized mortgage lenders and brokers on all types of Federal and State compliance, transactional and litigation matters, including RESPA, Regulation Z, Regulation B, Truth in Lending Act, Dodd Frank, loan officer compensation, predatory lending, disclosures, high cost limitations and state licensing.

Michael earned his law degree from Hofstra University School of Law, where he served as the Notes and Comments Editor of the Hofstra Labor and Employment Law Journal. Michael is a frequent speaker on compliance-related topics at various mortgage industry and association meetings throughout the United States.




Neil B. Garfinkel serves as General Counsel to MQMR.  In such capacity he participates in the day-to-day operations of MQMR, as well as overseeing the legal affairs of the company. Additionally, Neil works with and advises many of MQMR’s clients.

Neil is the partner-in-charge of the real estate and banking practices at Abrams Garfinkel Margolis Bergson, LLP, a full service law firm which has offices in New York and California. Neil B. Garfinkel serves as Broker Counsel to the Real Estate Board of New York and as Counsel to the Empire State Mortgage Bankers Association.

Neil is a graduate of Cornell Law School, where he specialized in the study of Business Law and Regulation and served as an Editor of the Cornell International Law Journal. Mr. Garfinkel received his Bachelor of Arts degree from the State University of New York at Albany, where he graduated Summa Cum Laude and was elected to Phi Beta Kappa.




Dayna is an experienced operations and business development thought leader, specializing in the creation and implementation of new processes and technological solutions to meet strategic objectives and emerging market opportunities. As the Director of Strategic Initiatives, Dayna oversees the day-to-day responsibilities of advancing and enhancing MQMR’s process design improvements both internally and client impacting. As an expert in counterparty risk, Dayna was responsible for establishing MQMR’s vendor management platform, counterparty approval program, and has designed a number of custom service offerings to help MQMR’s clients solve complex problems. Prior to joining MQMR, Dayna worked for PennyMac’s Correspondent Lending Division as an operations team leader and project consultant where she led the coordination of projects and acted as intermediary between operations and programmers to successfully create new technology and systems.
Dayna is dedicated to continuous process improvement with a focus on creating tools and workflows that mitigate risk, secure compliance, increase operational efficiencies and reduce costs. Prior to PennyMac, Dayna worked at Bank of America/Merrill Lynch where she managed the conversion of 50+ mortgage companies from the Correspondent Lending banking portfolio to the Merrill Lynch banking portfolio.
She holds a BS in Business Administration and Marketing from the University of Arizona.




Courtney Pendino, SPHR, SHRM-SCP, holds the title of being MQMR's first Vice President of People Operations. Courtney oversees all aspects of human resource management, employee benefits and company culture. Courtney brings more than a decade of experience in human resources to MQMR. Courtney was an HR leader for two technology companies, an industry known for progressive and innovative employee benefits and programs, prior to joining MQMR.

Courtney has a Bachelor of Science from SUNY Brockport and a Master of Strategic Leadership degree from Roberts Wesleyan College. Courtney carries two HR designations which set her apart in her field, Senior Professional in Human Resources (SPHR) from the Human Resources Certificate Institute and a SHRM Senior Certified Professional (SHRM-SCP) from the Society of Human Resources.

Courtney is a New York native and works remote from her home in Rochester, NY. When Courtney is not working passionately to make MQMR a trend setter in the care of our team members, she is the busy raising three young boys. Other passions in Courtney's life are her two dogs, her house plants and coffee!




Jennifer is the VP of Finance for Mortgage Quality Management and Research, LLC (“MQMR”) and Subsequent QC, LLC (“SQC”), overseeing all aspects of the finance department including accounting, budgeting, accounts payable, and accounts receivable. She is recognized as a results-driven finance professional, specializing in working closely with executive teams to develop proactive strategic forecasting.

Jennifer began her career in the telecom industry and brings more than 20 years of progressive accounting experience, serving in roles for both small and large organizations. She has successfully launched numerous process improvements throughout her career, which resulted in increased efficiencies and cost savings. She holds a Bachelor of Business Administration in Accounting and a Masters of Accountancy from the University of Central Arkansas. She has held her Certified Public Accountant (CPA) license since 2004.




Lisa serves as the VP of Operations for Mortgage Quality Management and Research, LLC (“MQMR”) and Subsequent QC, LLC (“SQC”). Lisa possesses in-depth knowledge of and experience with federal, state, agency regulations and master servicer/sub servicer guidelines. She has 24 years of mortgage and chattel experience, including collections, bankruptcy, quality control and management. Lisa was also involved with the National Mortgage Settlement and Consumer Financial Protection Bureau processes and reviews. Lisa’s experience in the management arena, along with her experience with many varying entities makes her adept in building relationships, establishing trust, setting goals and timelines, mediating differences, and ensuring adherence as necessary.

Prior to joining MQMR, Lisa was the Manager of Quality Control at Ditech Financial, LLC. While at Ditech, Lisa was responsible for communications with federal entities regarding government sponsored enterprise loans as well as communications with multiple state agencies and master servicer organizations. Lisa’s responsibilities included collaboration with all business units, identification of issues occurring within the servicing system, creation of corrective action plans, and final review of the plans to ensure adherence. Lisa managed teams in the collections, bankruptcy, and data conversions groups prior to her time with the quality control group. These responsibilities required continuous review of priorities in order to ensure deliverable requirements were met while keeping company initiatives and strategic planning at the forefront.




Joel Hanks is currently the Internal Audit Manager of MQMR where he is saddled with the task of managing internal audit assignments. Joel is also involved in making recommendations to correct financial discrepancies and positioning of the organization for long-term success. He's been with the company for over a year where he started first as Mortgage Banking Auditor.

Prior to working with MQMR, he worked as the Customer Contact Operations Vice President for Ditech Financial LLC and as a Marketing Manager for Whitesell Financial Group.

With a masters degree in Business Administration from Dakota Wesleyan University which paved way for having over 20 years creating value in the financial and mortgage industry. Intensely focused on performance management and process improvement to drive profitability and growth.




Julie is the Director of Servicing and possesses extensive knowledge and experience with federal, state, and agency regulations & guidelines. She has a combined 25 years of mortgage experience, credit union lending, quality control, and management experience. As a student of management, Julie is adept in building relationships, establishing trust with staff members, mediating differences, and motivating others into action.

Prior to joining MQMR, Julie was the Director of Quality Control at Residential Credit Solutions, responsible for performing gap analysis in order to identify areas of significant risk, identify controls, and recommend cures in the servicing arena. Julie championed both onshore and offshore service teams with a specialized focus on providing world class service. She was also responsible for leading the quality and compliance training programs and lead the development and implementation of quality practices with regard to strategic planning and company initiatives.




Marie serves as the Director of Compliance for MQMR. Marie assists mortgage companies and financial institutions in navigating federal and state regulatory and compliance rules and regulations. She also regularly counsels clients on laws governing licensing, advertising, disclosures, privacy, lending and brokering practices. Marie assists mortgage companies and financial institutions in identifying risks and implementing policies and procedures to maintain compliance. She has experience handling all aspects of licensing and reporting, including but not limited to, assisting with company and mortgage loan originator licensing and renewals, preparing and filing Mortgage Call Reports, HMDA, state-specific annual reporting and suspicious activity reports (“SARs”). Additionally, Marie advises clients on how to respond to consumer inquiries and complaints as well as works directly with state banking departments and federal regulatory agencies with regard to
licensing, approvals, examinations, and requests for information.

One of HousingWire’s 2019 Rising Stars Award Winners, Marie is also a Senior Associate of Abrams Garfinkel Margolis Bergson, LLP (“AGMB”) in the firm’s Mortgage Compliance Department. Prior to joining AGMB, she served as in-house counsel and compliance manager to two mid-sized mortgage lenders. Marie is a Cum Laude graduate of Western New England College School of Law and received her Bachelor of Arts degree from Fordham University.




Martha Loe is the manager for MQMR’s vendor management division, HQ Vendor Management (HQVM), where she oversees both lender and vendor client relationships. Martha oversees due diligence assessments to evaluate compliance with third-party oversight regulations and mandates. This assessment includes evaluating contracts and internal controls relating to consumer privacy, information security, and the overall strength of the business.

Martha came to MQMR with more than 30 years of mortgage experience having served as a Senior Vice President of First Federal Bank of California. She was responsible for all aspects of servicing single family, multi-family, and commercial loans as well as REO disposition. Martha managed the overall operations of loan servicing which included post funding audits, customer service, payment processing, tax, insurance, payoffs, collection, bankruptcy, foreclosure, loss mitigation, investor relations/reporting and the REO unit. Additionally, she routinely audited and tested the servicing software to ensure data integrity and that adjustable mortgage loan payment calculations were accurate. Martha also assisted in performing due diligence underwriting reviews of other financial institutions’ real property portfolio loans and directed the auditing and conversion of the respective portfolios into the host servicing system. Martha is a licensed Realtor and when not serving in permanent roles she provided contracting services as an REO Asset Manager.




Scott serves as the Internal Audit Manager for MQMR. Scott brings nearly 20 years of experience in the mortgage origination and servicing industries, focusing on legal & regulatory compliance, Internal Audit management and organizational risk management. As the Internal Audit Manager, Scott oversees a team of experienced and knowledgeable internal auditors. Our mission is to provide industry-leading service to our clients, by assisting them in identifying potential areas of compliance and operational risk, as well as identifying best practices to help our clients operate more efficiently and effectively.

Prior to joining MQMR, Scott served as Chief Compliance Officer for several large mortgage lenders, in both retail and wholesale mortgage lending channels. Scott created and implemented Compliance Management Systems (CMS), policies and procedures, audit protocols and training programs. Additionally, Scott developed an Enterprise Risk Management (ERM) framework with the organization. Scott also developed Internal Audit protocols, including relationships with 3rd party, independent Internal Audit companies.

Scott holds a Bachelor’s Degree (BA) in Political Science from Stanford University, and a Juris Doctor (JD) Degree from George Washington University Law School.

The MQMR Way - Our Guide to Doing Business


Commit to Quality

We commit to doing things right the first time and on-time with everything we do.

  • Quality is never an accident.
  • We commit to quality communication by setting proper expectations, respecting each other’s time, and delivering clarity and confidence in our messaging.
  • We ensure that actions and words are in alignment.


Create Solutions

We create solutions for all situations by focusing our energy on why something can be done instead of why it can't.

  • We break through the barriers and challenge the “why” and “how” behind everything we do.
  • We work towards the solution instead of away from it.
  • We focus on what we can control through a positive mindset.


Collaborate as One

Collaboration drives innovation and no single part is greater than the sum.

  • T.E.A.M = Together Everyone Achieves More. We work together to overcome the obstacles and uplift our teammates through the difficult days.
  • We respect each other’s opinions and accept the final decision.
  • We do not allow personal feelings to cloud our execution of the goal.


Cultivate Raving Fans

We respect the effort behind earning a client's business and retaining a superstar teammate, so we are purposeful in everything we do from start to finish.

  • We work tirelessly to keep our clients saying “yes” to our continued relationship ensuring they share their raving fan experiences with others.
  • We cultivate raving fans at every stage of the relationship –beginning, middle, and end.
  • We make a commitment and keep the commitment, proactively notifying all parties if we’re unable to keep it.


Climb Higher

We choose to challenge ourselves and teammates to be our best, constantly improve, and climb higher.

  • We push ourselves to live outside of our comfort zone to make the magic happen.
  • We do not accept the status quo and we embrace challenges as they are opportunities to reach our goals.
  • We make a conscious effort every day to go above and beyond.