You don't know where the kids will end up living. They may be in a spot like me and my bro will be in the next decade or so. Inheriting a few homes 2000 miles from where we live.

Re: IRA withdrawal. Assume 50k net of taxes is a 20%-30% down payment. that's a ~200k property. is there anything you would want to own for 200k in your target retirement metro area ? if 200k is a quality SFR or condo, can a bit more get you a duplex or fourplex ? and assume you can make it cashflow with $0 additional cash out of pocket subsidizing it each month and annually you actually make a little bit in with depreciation and paper tax loss.
in 30 years your kids are ~45-50 and its paid off and really cranking out cash or you leverage it and buy more properties. Then they either sell it all upon your demise or one buys out the others. Or they form a family entity and collect their share each month.