I don't know if Florida has higher rates of eviction than the rest of the US, but the laws definitely favor the landlord, relatively speaking, and allow a fairly quick eviction.  

I was never in favor of doing it. 

I think a better question to ask your mentor is can you obtain a favorable cash on cash ROI in SoCal.

Thus you have legal standing and you could threaten to file "Notice of Memorandum" on the property if your investor does not paid what she had "agreed" to.The court is In Your Favor since Colorado is both "Judicial and Nonjudicial" state.

If you can do a few, this one wouldn't be a bad one to get your feet wet on imo, assuming the details shake out in your favor, as you do more research. 

A colleague of mine took the concept a step further (he had a very understanding wife), moving from one duplex to another, always obtaining favorable owner occupant financing, until he had 10 houses / 20 units.  

@Jamal Pitts is exactly correct, the local banks will often keep the loan in their portfolio which is more favorable for you.A lot of the banks require a seasoning period and that keeps your cash trapped for a longer period of time, which can be especially costly if you are using hard money to finance your buy and hold properties.

Seems I have fallen out of favor in your eyes, LOL, sorry about that. :)) 

The only "catch" here was that the property was initially listed by a residential realtor doing a favor for a friend.  

Juries and judges generally seem to rule and award in favor of he tenant/renter.