Listing with an agent exposes the home to every buyer searching Saskatoon rather than one company pricing to resell for a profit. Commission is negotiable, but even after paying it, sellers typically net more than a wholesale cash offer once the discount is accounted for.
The trade-off is real when time is the actual constraint, not a talking point. A death, a job relocation or a health situation under six months can make a guaranteed close date worth more than a higher number that depends on financing and inspection conditions clearing.
Before signing a cash contract, get a second number to compare it against. Joel Dyck's hand-reviewed valuation accounts for improvements the investor's offer may be discounting for, and that comparison alone often changes the decision.