A financed buyer's timeline is set by a lender's appraisal and underwriting schedule. A cash buyer's timeline is set by the lawyer and the inspection, which is usually faster, and Joel structures possession dates around that reality to make the offer more attractive to a seller who wants certainty.
He still budgets a $400 to $600 inspection and $800 to $1,500 in legal fees into every cash deal, because removing the mortgage does not remove the reasons those steps exist.
The cash gives you negotiating room. The process still has to be done right. Get your hand-reviewed valuation from Joel Dyck.