Cap rates are starting to push so thin that you can get similar returns in more liquid options. 

The stock market averages 8%, and it's more liquid.

The reason I recommend using partnership is to control how the income hits your 1040 schedule E.  

We have to pay for classes, renewals, memberships to MLS and associations (required if you are an MLS member), advertising, forms, e-sign software, signs, flyers, the list goes on and on.

But again, we go pretty big and are pretty busy.If you are just starting out I would make sure to line out all your must haves - MLS membership, forms, e-sign subscription.

Stocks are risky and not liquid. 

The $25,000 loss allowance that applies to some Schedule E rentals is not available for rental activities reportable on Schedule C."

I recommend reading the E-Myth Revisited by Michael Gerber.

Cash is king and liquidity is expensive.

The market requires a high liquid position to enter which is normally a barrier to entry for most.