I'm new to real estate investing and so far all the books/podcast, etc all talk about off market deals. I understand the general concept of finding them, wholesalers, mailing list etc but wanted to understand more of the mechanics of actually closing the deal. Does anyone have any resources they can point me to?

The questions I have mailing is how does financing work for these deals? Do wholesalers work with only cash buyers because they need to be quick? If I send out mailers do the people who respond normally want need to close with cash buyers because they need to move fast?

I plan on doing conventional financing which may take some time to close a deal.