It might be a judicial foreclosure.

You may be confusing documents and patterns.An affidavit death of joint tenant would be recorded along with a death certificate but would not necessitate a probate to effect an insurable transfer.There are summary probates in some state that require minimum court involvement.In my state, CA, a formal probate is required when the Decedent's interest and their total gross estate exceed $150,000.

If it's small estate with few heirs, PA  "may" have a summary probate or even done type of affidavit that may circumvent a more formal probate. 

I've seen first hand more than enough times couples breaking up and having to move, so I think your Girlfriend is smart to want to have the formalities in place.Since you are just starting out you might want to consider purchasing right now just as is, then having your attorney walk you through the proper way to take title of the property and form the partnership as soon as you close. 

There was no lease In place & I have requested them to move out a month ago with a formal eviction letter.

Also, most HOAs have a process in place where you can formally protest a fine - such as a hearing before the board.

Also SD is a judicial state and the owner has 180 days to file back to claim it.

Send a letter to the guy with a formal offer.

A relative may be sufficiently motivated to work with you.It may be that a formal Conservatorship has been established.

In the judicial section you can do a criminal conviction and also pending case look-up.