I just drew $25K on my HELOC and deposited it into my savings account. 

It probably includes something about notice and you can likely keep their security deposit as damages.

Intro call/email, walkthrough, application, application approval, deposit to hold (sometimes), then lease.

Cash for keys...you might start by offering to return their security deposit and allowing them to move on with "no harm, no foul."

here’s what stated on my lease Terms: 1 Year Security Deposits: $ xxxLength of Lease Agreement: 30 day5.

After discussing my concerns around the current market conditions sorrounding COVID-19 with my agent, she mentioned if I were to cancel the agreement and terminate the contract that in addition to losing my earnest deposit, I would also be liable for buyer and seller broker commissions. 

Mom could tell and offered to pay the full lease worth of rent up front(18 months) and double deposit . 

Get the application fee and application deposit immediately.

If they can’t afford that, then I’ll take it out of their deposit for a couple months until they get their feet on the ground.

If they don't execute in x amount of time then they will lose their deposit or will have to renew until they can get financing.The second idea for a longer-term: if they can't qualify for a loan he can do a wrap-around mortgage with his.