lots and lots of good comments. but it all depends on your goal. i recommend to my young clients to very clearly identify what your goal is ie. just moving out for fun, to live in to next, to create financial security and to have your mo ey work hard for you. And the earlier you start, the better. So, My people start on a planned path that steps them through the process to get to their goals. so, for you, you have to consider the current economy and laws, and your financial situation. At the end of the day, you must buy the right property in the right area at the right price and theres ways of working this out easily. Remember, buying and investment property is about one thing only: Money. And if it isnt makingyou money eitber by capital growth or rent do t do it.

Nice! avoiding recessed lights is a great idea. The Brightgreen website is a great resource. You can calculate the amount of light required for each space by changing beam angles, ceiling heights and color temperature. The calculator isn't set up for wall scones however the same rules apply. Ceiling mounted lights are also a great alternative to wall scones. Hope this helps. https://brightgreen.com/led-lights/d900.sh-curve-downlight 

As I was using the same tiles, vanities etc and tradesmen at the same for both the bathrooms downstairs, it helped reduce the cost. I would say roughly $15,000 per bathroom and that also included getting the expensive Italian feature tiles and the scones/ wall lights weren't cheap either. If you design cleverly, you can purchase most items at a good price, then shell out a bit for the wow factor pieces!

Wow!! You have a great looking house, I would definitely get a landscape architect as Kate suggested, the original planting of conifers etc. is detracting from the look, a modern update using ornamental pears, structural plants would look fabulous, look at Peter Fudge, Jack Merlo, Dean Herald for inspiration, I love the look of your house, could look stunning with the right landscape.