I personally feel the market has peaked and things are about to change in the next year or two. 

When he was telling me about it he had trouble looking me in the eyes and was talking kind of fast.

If you learn a little Italian before vacationing there it will change your experience.  

The numbers never seem to work when rent is less than that, since Reno and maintenance costs don‘t change.

If this is true raw land with no utilities in place that's a harder sell since grading and utilities are the most expensive cost to land ventures.3) What's the current zoning, and are there any changes to zoning in progress to increase land value? 

How do I find serious cash buyers to close fast?

Not sure if that would change your recommendations, but it's another variable in the decision. 

Needs to close FAST !

I know I need to change my thinking about things just trying to learn.

If deposits aren't made on time, I immediately start the eviction process, this trains renters real fast that you are serious.