see this thread which discusses rental as a business - would qualify for QBI and as an investment - does not qualify.
https://www.nolo.com/legal-encyclopedia/is-your-rental-activity-business-investment.html#:~:text=Ren...
"i also see if not qualify safe harbor, it will get very high audit risk by IRS, so do you think it really worth the risk to use QBI to save 20% taxable rental income?"
I don't think anyone on this forum is going to tell you whether it's worth the risk. that's a personal decision. based on the case in the thread
about rental property as an investment, my opinion is you don't have a business but others could have a different opinion.
