However, the appraiser opined on the "as-is" value in the ARV appraisal report (although it was just 1 sentence in the addendum section) and claimed it was $70,000.

The key sentence in the listing is "this property is a great fit for cash investor who lists their own projects", meaning to me that you have to list the property yourself to potentially earn a return.  

The first page includes three sections: (A) Project Overview with  3-4 sentences describing where it is in Philadelphia, the current property condition, the target renovation, a note about high-end or rental-grade and any features (we go green - so split mini ducts, tankless hot water heaters, etc), and the financials: (i) Acquisition cost, (ii) renovation cost, (iii) ARV estimate.

Below is full explanation, but in one sentence: I am aiming to put a house that conveys with extra parcels of land under contract, sell off part of that land prior to close, and get a great deal on a house.

I'm certainly intrigued but surprised to see the words "guarantee" and "13% returns" in the same sentence lol.

Once he saw I wasn't asking for a showing or listing, he didn't have the courtesy to give me a one sentence response.

The last sentence on appreciation is what I was trying to ask.

Thanks for reading and I am seriously excited to contribute and learn :) I can't stop ending my sentences with exclamation points!

@Mike Sumsky summed it up pretty well in one sentence when he told me "The obvious answer is not to overpay for houses."

It is easy to learn 100 words but sentence structure and conversation take time.