Is REIT still a good investment in high inflation high interest rate environment?

In this environment, I will stick to high quality REITs, with the following attributes:

1) Low leverage (low gearing ratio)

2) High % of fixed rate debt, or hedged floating rate debt

3) Quality tenants (e.g large MNCs with sound credit profiles)

4) Prefer freehold properties over leasehold

5) Valued at close to NAV or less

Negative rental revision - seriously? It is not happen to my office rental, it just increased 20% this year and now the owner want to increase another XX% next year.

I am interested to know who are those experts

Reit investment is generally due to it's good dividend return, but with high interest rate = good yield/return from t-bill where commonly viewed as risk free investment, so I believe Reit will be affected negatively.

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However as Reit is going down, it's a good chance to load up some good one for long term investment.