have you checked the rules for real estate professionals? for them by definition income/loss is not passive and then they automatically qualify as a business.
https://www.fortunebuilders.com/real-estate-professional/
even if you don't qualify as a REP there are safe harbor rules which if met would prevent the IRS from challenging the QBI deduction
https://www.journalofaccountancy.com/news/2019/sep/rental-real-estate-safe-harbor-qbi-deduction-2019...
