If you breached a duty owed to them say by not locking the door etc maybe they have a claim, if they have insurance it is likely the risk falls on them not you.

You will lose the last months rent which you may or may not be able to get a small claims judgement against her for.

Also has anyone in Maryland used quite claim deeds recently?

An a good insurance agent or attorney can help you determine that. deductible-As much as you can afford to pay out if there is a claim.

Her mother was dying of cancer in the hospital during these hearings, and claims that this was under duress as she would have signed anything to get back to her mother's side.

Our client is claiming that they provide consistent 8% returns.Thanks BP for being my vetting service!

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.