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Items #1 and #3 are restatements of the same issue, and #2 is a red herring.
The problem really is just car-centric zoning.
No there's other things that aren't specifically car centric but are definitely a cause for undue expenditure.
You don't think that the firms looking to earn passive income and controlling a significant amount of the supply is an adding additional expense by adding an unneeded middleman?
Don't get me wrong car centric infrastructure can get fucked but I think it's important we work on the problem from all angles.
I think the ridiculous protectionist (for NIMBYs and the rich) laws restricting supply are the main reason their business model is so lucrative.
If you hate big landlords and REITs, working to abolish zoning density restrictions is the best thing you can do in order to drive them to bankruptcy.
I can guarantee you they would still find a way of profit on it and extract as much value as possible, that's just capitalism's end game.
The firms thing is very real. In a local small town, the majority of rented homes are owned by the same company.