If a non-conforming use was established before the zone was created or changed then you can apply for a certification from the city.

If there is no probate file the last resort will be to pull the death certificate, Whomever filled it out will be your 1st point of contact.Here's the link: http://kernpublichealth.com/death-certificates/Good luck @Matt Owen

Pull the death certificate.

I have the fundamentals of a real estate agent certification (books / meetups).  

We won a property on auction.com that was listed as the redemption period being over in August 2016 - well we won the rights to the sheriff's certificate.

Would there need to be a certificate of occupancy issued for the separate unit in order for it to be insured?

I like the sound of doing small apartment complexes or tax debt certificates and deed acquisition sold at auction are more up my alley.  

In many counties a tax certificate could have been sold (thereby making the taxes current) and the county will not volunteer that information.

They have the original will and the notorized death certificate, but are having difficulties getting answers from the county.

@John VolpeOn top of all the advice above, consider asking the seller and the tenant's to sign something called a tenant-estoppel certificate.