Most IDX websites like HomeSnap and Zillow are a good substitute that will be able to get you comps, alerts, and filtered searches.

Looks like they have done about 3 substitute trustees throughout the years and 2 years ago, they assigned the deed of trust to another company. has anyone dealt with any of this ?

Theory of substitution at work here. 

@Joshua DeesA property tax lender steps into the position of the taxing authority once he pays the taxes, so the lien is actually superior to any other lien, regardless of filing date.The attorneys who don’t want to be named as substitute trustees and conduct a foreclosure sale are worried about the liability for a wrongful foreclosure and getting tangled in a never ending legal nightmare.Mechanic liens have a statute of limitations, but can be renewed.

There's no substitution for your own visual evaluation.

There is no substitution for knowledge.

Goodman is built from std easy to find or substitute parts.

seller financing is always great, I guess it will be a first mortgage. you may want to put in a first right of refusal in the event she sells the note, also a subordination clause, this could allow you to refinance and put her mortgage in second place, also a substitution of collateral, in the event you sell the property you will be able to substitute the collateral  for equal or greater equity - this allows you to keep all the proceeds, you'll still owe her, only with other collateral being secured.a stutter clause will allow you to miss one payment a year.build in an early discount (5% or more) in the event you sell or refinance.you should provide her with all of your credit credentials.Good luck. -- Charles

Restoration of EntitlementVeterans can have previously-used entitlement "restored" to purchase another home with a VA loan if:The property purchased with the prior VA loan has been sold and the loan paid in full, orA qualified Veteran-transferee (buyer) agrees to assume the VA loan and substitute his or her entitlement for the same amount of entitlement originally used by the Veteran seller.

Always try to see data, nothing else.There is no substitute for DATA!!