Answering my own question...
Seems like the answer is NO to QBI:
https://ttlc.intuit.com/community/credits-and-deductions/help/can-i-get-the-qbi-deduction-on-rental-...
"Passive rental activities that are not considered a trade or business
- For example, a single-family dwelling rented out for a year or more in which there is little or no interaction between the landlord and the tenants other than periodically collecting rent and the occasional repair"
