Without being on title though, can an investor (me) rent that duplex out and still claim depreciation? 

But when I talk to realtors, they claim that is a bogus estimate and that it is close to impossible to get that kind of discount.

The sub2 agreements I use are:The Purchase And Sale Agreement - buying the property subject to all loans.Seller's Due-On-Sale Acknowledgment - CYA re: Due on SaleQuit Claim Deed To Trustee Deed Into A Land Trust - I use Land TrustsAuthorization To Release Mortgage Information - Loan is not in your name, so you need this.Limited Power Of Attorney - helps if there is a problem with communication down the road.Add your Trustee as additionally insured to Insurance policyLetter declaring any remaining escrow balance to be credited towards the loan balance at the time of payoffI hope that helps.

Many investors will just Quit Claim them to their LLC and the bank 99 out of 100 times wont ever notice or care. 

Why make a margin selling leads when you can claim all the profit? 

He claimed that it was bs, blah, blah blah.

Property was purchased at auction like 2 months ago by some real estate agent at $86k (great deal, huh) who "Manages" a property company and is also the listing agent for the property I want. I called the listing brok...

I dont mind being under a broker for the required time frame, I was only hoping to be able to convert an abandoned LLC into something else so that I could claim RE license classes, mileage, resources (like BP Pro), business cards, blog, and other initial costs as business expenses.     

Now claiming it wasn't full when they arrived.  

This also helps in case you get a real jerk who claims that fridge is theirs...then you have paperwork they signed stating it is yours.In my latest rental, it just so happened to come with washer and dryer.