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you probably forgot to init the git submodules: https://github.com/mcobzarenco/zee#building-from-source
Not the author, but you can hack on it - you just have to install Rust!
Another editor worth mentioning here is Micro (https://micro-editor.github.io/), written in Go, which is also a TUI editor, is hackable not only because open source but also in the sense you mentioned (with plugins written in Lua), and (exceptionally for a TUI editor) it has the "usual" default keybindings that all of us non-Vim and non-Emacs diehards are accustomed to (Ctrl+S for save, Ctrl+F for find etc. etc.).
Are you on Emacs 28? Native-comp is enabled by default and it's Just Worked™ for me. Or are you on at least Emacs 27? Emacs 27 added native JSON parsing; stuff like lsp-mode works a lot better now.
(Personally running Emacs 29 built from source on an M1 Pro; everything is instant! Even on my old dumpy i5 machine, everything except startup was pretty snappy, with the exception of startup which took ~4 seconds.)
If it's startup you're concerned about, try the esup[1] package to figure out what's taking so long.
https://kakoune.org/ is modal, and imo it would be reasonable to call it modern.
Perhaps "modern" in the terminal editor space is just a codebase that does not have 30 years of cruft (where cruft may include various legacy support and fixes for subtle/obscure/legacy bugs).
Consider taking a look at: https://orbitalquark.github.io/textadept/. It's a rather "old kid on the block" actually, it's quite minimal ("Relentlessly optimized for speed and minimalism over the years, the editor consists of less than 2000 lines of C code and less than 4000 lines of Lua code") and it is crazy extensible; actually in my experience trying it, I found it too much extensible - it was too easy for me to break it while trying to configure it.