The closest comparison would be bourbon street for college age kids, but bourbon street may need to up its game.  

I don't even know what to say, except to hope that it's all kids who do not yet know the pain of rush hour commute, and think all things "grown up" are cool grown up things. 

If I die in 2024 and it's worth $2 million and my kids can keep the property, live in it or rent it out or they sell it for $2.5 million in 2026. 

In your case, it sounds like depreciation would give you a lot of benefit even without qualifying as REPS.As you mentioned, the kids will get a step up in basis when they inherit the property. 

Any tips and input are greatly appreciated? 

Forgive me if im being a bit forward: would you be willing to give some sort of tips/guidance of the process ypu went through from start to finish?

I'm kidding.

It's appreciation and passing on wealth to my kids.

I'm happy to share tips, etc, if you want to connect. 

Any tips on marketing or preparing a property near a military base for this kind of rental?