Can you wholesale deals if the sellers rights are quit claim limited, am I able to get a warranty deed from a seller who holds a quit claim

I feel like I missing a piece of information here.If this is accurate, these expectations are wildly unrealistic. 

More than anything this will exclude you personally from claim history (some of which is without merit and is the nature of the litigious society we live in). 

I claimed about $30,000 in depreciation on my tax return during the rental period.

If you are in a low tax bracket, it really may not be worth claiming. 

I am looking at this property12906 venice blvd 90066price is $1495000As you can see in the listing, they claim this property is rented at $10,000 a month$120,000 / 1495000 = 8%any idiot (even me) knows in Los Angeles you would be lucky to get a cap rate of 4%what's going on here?

When we take on a new door, our fee structure is essentially a guess and a "hedge" against future claims (against our time.) 

I would reccommend protecting yourself in terms of the legality of the transfer, ensuring there aren't any violations, 3rd parties requesting some claim of ownership of the property, most importantly the structural integrity of the property overall is sound and there aren't any big ticket items the current owner should righfully be taking care of that will then be additional issues you inherit. 

We sometimes "inherit" buyers from realtors who have created highly unrealistic expectations on performance, ease of self-managing and other aspects of owning the home.

Any balance left over take her to small claims court so when she inherits you get paid.