Of great importance to a seller is the assurance of closing.
If your 'cash' offer clearly provides that assurance, then you have created an advantage.
If, however, your 'cash' offer introduces new risk, you may find your advantage negated.
Be aware, at the closing table, it all cash.
You should turn to your agent regarding the lower price offer. Be aware, in a low inventory situation, the 'pretty houses get a lot of attention.