People like to think that they’re living only from dividends, but the fact is that you’re living off of your nest egg, and the dividends are just a tax-inefficient payout for most.
Assuming that you have at least some bond allocation somewhere in a 401(k), IRA, or other retirement account when you’re retired, you can sell stocks from taxable & simply exchange some bonds for stock in a tax-advantaged account.
The idea is that if you buy one rental property when your kids are young, the rental income and expected appreciation of the property could pay for your child’s entire tuition by the time they’re college-bound.