@Rob K. you might like this article written by the Journal of Accountancy on 199a safe harbors and Real Estate. https://www.journalofaccountancy.com/news/2019/sep/rental-real-estate-safe-harbor-qbi-deduction-201922135.htmlWealthPRIME is a very good tax mitigation company who also specialize in 199a's.

Hoping the BP brain trust can enlighten me.From the Journal of Accountancy on "Maximizing the Section 199 Deduction"For tax years beginning in 2010 and thereafter, the benefit is fully phased in at 9% of income from qualified production activities.........The deduction is allowed for both the regular tax and the alternative minimum tax for individuals; C corporations; farming cooperatives; and estates, trusts and their beneficiaries.

Wall Street Journal/Real Trends "Top Teams in America" 2013-2022"HOUR Detroit Real Estate All-Stars" 2012-2022"Trulia Top 1% of Agents" 2007-2022"Zillow Pro Expert" 2009-2022"Top Listing Group" 2013, 2014, 2016, 2017, 2018, 2019, 2020, 2021,2022"Top Listing Team" 2012-2022"Top Listing Agents" 2008, 2009, 2010, 2011, 2012, 2017-2022"Top Sales Agents" 2010-2022"Keller Williams Cappers" 2008-2022

I have been doing my 90 days of intention journal and find myself definitely on task more often than without it, so that has been helping for sure.

I just think of myself as an office-based property manager.The keys for me: -local roots from growing up there (although I moved away 20 years ago)-networking from rehabs; you end up meeting lots of people during rehabs that are not good contractors but are good at doing certain things, such as cutting grass, handyman, key management, photos, etc; i've even asked contractors for reliable low level guys looking to hustle extra money-use of technology; email, software, spreadsheets, postlets, google voice mail, google earth, e-journals, redfin, Internet cameras, lockboxes-gut feel; sometimes you close your eyes and hope for the best after doing your homework; don't always tell people you are out of state, use a local phone number

Then the following month when there is positive balance coming from the property manager, I would zero this out as part of that month's journal entry. 

Wall Street Journal/Real Trends "Top Teams in America" 2013-2022Angie'sList "Super Service Award Winner" 2013-2021 (1100homes sold in 2021)"HOUR Detroit Real Estate All-Stars" 2012-2022"Trulia Top 1% of Agents" 2007-2022"Zillow Pro Expert" 2009-2022"Top Listing Group" 2013, 2014, 2016, 2017, 2018, 2019, 2020, 2021,2022"Top Listing Team" 2012-2022"Top Listing Agents" 2008, 2009, 2010, 2011, 2012, 2017-2022"To

Wall Street Journal/Real Trends "Top Teams in America" 2013-2022Angie'sList "Super Service Award Winner" 2013-2021 (1100homes sold in 2021)"HOUR Detroit Real Estate All-Stars" 2012-2022"Trulia Top 1% of Agents" 2007-2022"Zillow Pro Expert" 2009-2022"Top Listing Group" 2013, 2014, 2016, 2017, 2018, 2019, 2020, 2021,2022"Top Listing Team" 2012-2022

Wall Street Journal/Real Trends "Top Teams in America" 2013-2022Angie'sList "Super Service Award Winner" 2013-2021 (1100homes sold in 2021)"HOUR Detroit Real Estate All-Stars" 2012-2022"Trulia Top 1% of Agents" 2007-2022"Zillow Pro Expert" 2009-2022"Top Listing Group" 2013, 2014, 2016, 2017, 2018, 2019, 2020, 2021,2022"Top Listing Team" 2012-2022"Top Listing Agents" 2008, 2009, 2010, 2011, 2012, 2017-2022"Top Sales Agents" 2010-2022"Keller Williams Cappers" 2008-2022"KW SilverMember, KW BronzeMember, KW Gold Member, KW QuadPlatinum."

Wall Street Journal/Real Trends "Top Teams in America" 2013-2022Angie'sList "Super Service Award Winner" 2013-2021 (1100homes sold in 2021)"HOUR Detroit Real Estate All-Stars" 2012-2022"Trulia Top 1% of Agents" 2007-2022"Zillow Pro Expert" 2009-2022"Top Listing Group" 2013, 2014, 2016, 2017, 2018, 2019, 2020, 2021,2022"Top Listing Team" 2012-2022"Top Listing Agents" 2008, 2009, 2010, 2011, 2012, 2017-2022"Top Sales Agents" 2010-2022"Keller Williams Cappers" 2008-2022"KW SilverMember, KW BronzeMember, KW Gold Member, KW QuadPlatinum."