I have a rental property managed by a company I do not own. All maintenance decisions go through me before they are completed. Does this qualify as a qbi?

Potentially, yes,  as long as your rental activities constitute a trade or business.

 

You must satisfy these requirements:

1. Each enterprise maintains its own books and records to track income and expenses;
2. At least 250 hours of rental services are performed per year per enterprise; and
3. (Starting with the tax year 2019) Contemporaneous records of services performed are kept which include who performed the service, description of service, the date of the service, and how long it took (who, what, when, and how long).

Rental services can be performed by the owners or by their employees, independent contractors, or agents and would include things like:

• The general operation, maintenance, and repair of the property
• Purchasing materials
• Property management activities
• Supervising employees and contractors
• Advertising the property for rent
• Tenant selection and background checks
• Negotiating and executing leases
• Collecting and depositing rent