The right of way situation in the US isn’t dire. We have freeway medians and underutilized rail rights of way. We could easily access city centers using existing transportation infrastructure, either rail or highway and do the same in rural areas. What we lack is a funding mechanism and political will and interest. We also have a total inability to do any future planning and a total aversion to intermodalism. We also pay more to build infrastructure in this country than anywhere else, and it has nothing to do with labor or environmental laws as other countries have more union protections and more stringent environmental laws than we do. Infrastructure in general, and railroads in particular are an epic fail in the US except when it comes to putting money in shareholder pockets which has become the sole measure of success. Until we figure out how to plan and how to build again in this country, we’ll keep falling further and further behind our peer competitor nations.
Regulations (both warranted & antiquated) also hinder railway innovation and progress in this country.