Well, the view of quantum field theory is that the fundamental property is the field (of various types), which exists through all of space. For example, the electromagnetic field. These fields can have fluctuations or waves through them, which propagate according to some wave equation. But these are quantum fields, not classical fields, so these fluctuations are quantized, in the same way that the energy for a harmonic oscillator is quantized. Perturbations in the fields due to inflation or whatever causes fluctuations, and these fluctuations manifest themselves as particles. It's possible that a description in terms of virtual particles acquiring enough energy to become real particles might be a useful heuristic, but it's not fundamentally what's going on. The field-theoretic view says that even in vacuum, these fields are present, it's just that vacuum is the lowest energy state of these fields.