Looking for 10k-12k BTU.
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I understand! So then given my limitation, a dual hose portable AC unit is my best option.
No question. We used a single hose one for years and it was way better than the window units in almost every sense (except for the above mentioned efficiency issue). Setup is simple, you can move/point it to a more desirable location, breakdown at the end of summer was simple, and ours was remote controlled (though this seems more common on window units too these days).
Get one that is a heat pump and not just AC for more efficiency.