Is it finally time to buy that vacant property so that it can be rented back out?

Open question to all:

I’m frozen when it comes to RE, do i want to purchase a cheap property to rent, or should i put that same amount of money into a few REIT ETF’s?
Instead of a mortgage, one can purchase a REIT ETF on margin. In lieu of monthly mortgage payments, pay down the margin monthly.

In your opinion- you think a REIT ETF investment purchased today, can outperform purchasing a rental unit over the next 30 years?

What kind of REIT ETF do you favor (equity, mortgage etc)- and do you favor a REIT ETF over an actual property?

What say you?

*I prefer a REIT ETF’s over any individual REIT- less risk, more diversification.