wildly different appraisals

[Steven Mitchell]

Thought about buying a house to rehab. Wanted to do it right so got an appraisal. House appraised ARV 635k

House was done.  Time to get a mortgage.  House appraised for 561k.  We didnt really care, that could be chalked up to difference of opinion.

Heloc applied for to be taken out.  House appraised for 470k.  The appraiser, instead of counting the second stories square footage, included it as an extra, such as what you would do for a casita or a pool and adjust like 15k.   So our valuation, instead of being on 2700 square feet like the first two appraisals, was done on 2100.  

What the F?