But we do have a few duplexes, four units, and townhomes in the mix that skew the appraisal values and per-door numbers. 

Hello - I own a duplex in Bracebridge, Ontario, Canada - the largest issue I have has been property management - I live in BC, and there are not many property management companies in Muskoka that handle long term rentals - many do air bnb properties, but most property owners who rent long term do the management on their own. 

Regular property managers for single houses and condos may not be willing to take them.I don't want to self manage either.Do the tenants have a higher rate of default than condos and single homes?

I purchased a duplex in California with tenants in place.

What is the minimum CAP rate to consider for a good investment(single family, duplex (2-)4 units?

So far this year, 31 duplexes have been placed on the market here.

That then presents the opportunity to convert the building to a condo which could be more ideal. 

You need to find an attorney to draft the condo docs, but of course you have to check zoning requirements to make sure the cpr as you envision is even possible.

Should I move out into a house/duplex and house hack?

I have a duplex in Vanier, (plus a triplex in Nova Scotia).