That CF coming from your rental reduces/substitutes, or maybe if you have enough CF, can even eliminate the need for your job.Your rental property is like any other business. 

The lender/holder of the deed of trust (the beneficiary) could substitute themselves in as trustee, and conduct the sale.

The Veteran’s entitlement is not restored unless the Veteran purchaser, in addition to assuming the payment obligation, also agrees and is eligible to substitute their entitlement for the Veteran seller’s entitlement.

there is just no substitute for being hands on and learning a market. 

Reading is no substitution for action, but isn't worthless.

If you have great credit, and a large credit CAPACITY, this can sometimes be substituted for capital.  

And that's before we factor in substitutions, hedonic adjustments, and the fact that goods, services and assets that experience the greatest inflationary price increases aren't even included in the basket of goods.

The lender just wants their money back - who cares if the buyer is Joe Schmo on the courthouse steps or the firm assigned as the Substitute Trustee.In summary, my questions:Are there any laws/code that prohibits a Substitute Trustee from purchasing the property themselves before or during the auction? 

Nothing can substitute experience.  

There is no substitute for being physically present with experienced investors.Let me know if you need any help finding other resources to help you get started!