Your opinions/experience on this situation are greatly appreciated.

Kyle  My father-in-law did this by creating a portfolio that is primarily debt-free single-family rentals in the city he lives in.

Compared to other services that might offer lower-quality leads or require higher upfront costs/paywalls, Prime Tracers also give you free lead credits on sign up so you can actually see the results before you commit to a purchase.

Your experience means you haven't found PCF, not that it doesn't exist.  

Search for Tacoma-based members on BiggerPockets and filter by those with wholesaling experience.

And yes this will be a huge learning experience.

Of course the tenant doesn't want to pay, she's got a free ride.

Regardless of legal nuances, I can tell you from extensive professional experience: Don will WIN an IRS audit for his Subject-to interest, as long as he can show that he made the payments.

The time back will free up more time to increase your active income, or acquisition of more rentals to get you more cashflow (passively or actively).

It might be best to hold off until you hear of other BP members who have experience with them.