You're right, speed is key in a competitive market, and understanding what hard money lenders want can give you an edge.

Is it better to list it at the highest that I think I could get or should I price more conservatively to create competition and then try to push the price up?

Several reasons:  Phoenix is an expensive and hyper-competitive market; your monthly income is $4K which in and of itself is limiting, but even more so with most of that being cash; and your credit score, while not terrible, needs to be raised, especially with you being self employed and a mostly cash income.

I’ve had success going outside of 270 where you have less competition.

I like it - let the system work and let the market set the price.It should have always been negotiable - that's how you drive market competition, and price competition is always a good thing.

The Lake Tahoe area is popular for STR and is highly competitive yet some people do make it work. 

I’ve looked at outside the city but seeing as it’s not accessible to me and I can only assume it’s even more competitive with the lower entry price point. 

Wholesaling can indeed offer valuable leads, but it's a competitive space where the best deals are often closely guarded.

Could offer competitive pricing compared to the laundromat, with added convenience that it is on premises and laundromat does not take cards.First step is to get a quote on bringing plumbing (and electricity) to this utility closet.

I agreed to give him $3psf for 1000 sf of floor tile after having a $1600 “+ materials” competitive bid from my B quality handyman who would have used the cheap spacers and the floor may have been uneven.