I'm fixing up my house for rental. It's located in an area calling for 40-45 btu / sq ft. It's a single story house. The old cental HVAC died and the ducting was trash, other mods got in way, so it is gone. Really need zone HVAC - plenty of rooms that are likely to not be used much.

The old cabin part has / had (wires still in place) baseboard heating from the 1950s. Big copper wires in good shape. The heaters that remain still work, but are really trashed. The extension from the 1960s does not have any central heat or air now.

I heat with a big wood stove in the old cabin (plenty of heat) and a little one with through-wall circulation in the new part (works OK). I supplement or just use electric space heaters. Surprisingly low energy costs. I have sealed and insulated a great deal to get this result.

I use either 2 or one window AC, 110 v. These do fine, lots of shade trees and well-vented attic. Metal roof.

I can cut through the exterior stud walls, which are on top of navel-high concrete block walls.

I can get a propane tank put in, but the cost of propane proves unnerving. Wood is reasonably priced here.

I am looking at electric resistive, in-wall, on-wall, or baseboard heaters seem OK. They are each the best according to proponents. Tempted by the on wall with thermostat. Areas without power coming in for baseboards I can easily wire.

AC seems a bit more difficult. I don't know anything about getting AC into this place, only HVAC with mini-splits or something, which is not as easy as I initially thought, or as cheap.

The layout is:

Old cabin, 1000 sq ft. Has little bathroom with wire for old resistance heater, plus lots of baseboard heaters all around. 3 big and long, one short. Kitchen.

Transition room (triangle) with higher ceiling, would be very easy to put something high through the wall into the attic. Just a stud wall with drywall on the inside and bogus insulation I put in.

New wing is a bit higher in elevation. Long hall back to master BR suite along east wall, hall gets morning sun. Master BR has bath, dressing room, BR, has open area under big window that could be cut through in dressing room, high exterior walls could be cut through above the block walls. Second BR/sitting room has wood stove (nice little Jotul), has open space on exterior wall that could be cut through. Third BR has an open window to office, which comes off transition room, has open space on exterior wall that could be cut through in office, BR does not have exterior wall. Ceilings could be cut into anywhere. Flow through attic could easily be improved, if necessary.

I'd also considered PTAC, but they might not fit everywhere. Kind of need a vertical one in a couple of the rooms!!! Possibility of ceiling PTAC or AC very interesting. Ceiling AC with resistive heat would possibly be easiest. Most of the rooms are pretty small.

I keep thinking I need a consult with someone, but they're all selling their thing and not listening to me. One size fits all, you need to spend $20,000, why should I listen to you? One way would be wall PTAC in hall, PTAC in LR. Or individual small ceiling PTACS in BRs, LR, and wall heaters in baths.

I am just baffled and confused!!! ''Suggestions? I don't have a lot of money left for this project. It doesn't have to be perfect, and will heat entirely with wood and one window AC. I just can't see renting it out that way.