Your theory is just that - theory. Just talk to someone who owns property, or do the research. Insurance costs, Up, energy, Up, when something breaks, it costs more to fix it. It's basic input cost math.

I don't know what 'efficiency gains' means here. Maybe you're thinking of car production or software development. Insurance goes up due to climate change, due to insurance companies taking advantage of a poorly regulated environment, whatever other reasons. Energy goes up due to world events, due to more people, due to extreme weather. Labor costs go up due to inflation.

It feels as thought the 'rent is too damn high' crowd needs an enemy, and the enemy is landlord. And again, not a landlord, but I'm getting bitten by high costs of keeping property. I didn't even talk about the property taxes.

If I WERE a landlord, I'd either pass it along to the tenant as higher rent, or I'd sell the damn thing.