Correct, sorry I was thinking equipment, not real estate.  The way I remember it, if you already get some other break (capital gains rates or Unrecap 1250 rate limit) you don't also get a QBID.

I'd have to research what to do next year if you have no QBI.  Do you still file an 8995(-A) to track the losses?  Or do you just keep a worksheet outside of the tax return?  Sounds like a summer research project. 🙂