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. 

We knew they weren't going to be great on rent, but we had a house that borders a bad area.

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

We realize that house hacking is a good way to get started, but have struggled with leaving downtown as we like it so much.Due to a series of related events, we decided to that we should at least look at areas we like to frequent (Ohio City, Tremont and Detroit Shoreway)(these are neighborhoods the border downtown Cleveland for those not familiar. 

Congrats from North of the border ! 

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

@Johnathan MathewsI have a contact based here in Ontario.I can put you in touch with her if you would like, she sets up cross border deals for Canadian looking to invest in the U.S and would have all the necessary information regarding taxes, returns and so forth.

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.

What is it and what are the formalities of the process.