Advise needed to replace an older HVAC

[Anthony Tran]

Hello BP,

I have an older HVAC system on my rental.  It doesn't work.  My long term tenants are OK with portable heaters that I provided them.  

That housing unit was then get inspected.  By CA regulations I have to provide a permanent heat source.  So I have to replace the HVAC.

Considering my tenants are not very good with hygiene, we have rats all over the place.  They have chewed the current ducting system.  I cannot afford to replace duct works every few years.

And as I am only have to provide heat to the unit, I am looking to substitute the HVAC with a gas wall heater.  It is completely ductless with minimal maintenance.  The mini split requires too much maintenance.  The tenant will not perform it.  The efficiency of the mini split will go down hill.

I was looking at contractors from Home Depot and Angie List websites, all contractors want to replace the HVAC with the same.  They do not perform installation of a brand new wall heater.  What should I do?

Regards,

Anthony