As an ideal anarcho-capitalism is just as utopic as anarcho-communism. I've never heard a good answer as to who enforces property ownership. It's worth understanding that ownership of land (on which we were all born and belonged to nobody) is a purely western concept. Property is connected to labour- you might own the building, but you cannot own property titles to unused land without an enforcer/mafia.
You are addressing salient points and I do agree property rights does get somewhat muddled with varying degrees of interpretation. One common misunderstanding held by many is that Anarcho-capitalists believe in absolute property rights when it comes to land ownership. While there are certainly a few that believe this, many have a very nuanced views of property titles and define land ownership like personal property as an extension of ones effort and labor. Thus they allow for homesteading of property and redistribution of excess property not taken care of. Additionally, many believe in Common law rights such as the right of away through private property.
I live in a mostly anarcho- capitalist community where we built the infrastructure, manage and maintain the roads , water, and security all voluntarily without coercion. Homesteading can and does happen here in as quick as 13 months.
I do agree with you that many people get caught up in labels where the end effect is the same in practice. Example:
In my community we build and maintain the roads voluntarily. We periodically elect a few members of the community to oversee the funds and manage the work and they do so unpaid as volunteers.
Those that cannot afford to chip in sometimes contribute labor to the project. Others may just selfishly avoid altogether because they are assholes. Our participation rate is around 68% plus a few volunteers with labor. Other anarchistic communities around here have between 60-100% participation rates. Everyone has a right to use the road regardless if they pay or not. They even have a right to travel to any rivers or other properties through private property.
So the net effect in our anarcho-cap community is the same effect as an anarcho-collectivist/communist community with the poor being subsidized by the wealthier. Since we are a small community of 150 homes we understand who legitimately cannot pay and thus empathize with them and don't hold it against them. Wealthy people who don't pay will indirectly be damaged ultimately by a negative perceptions of their character. People are naturally incentivized to help out simply because most enjoy contributing to a group (which is further reinforced by dunbar's number) and the fact that we all know who contributes and who doesn't.