A project requiring an immediate investment of $150 000 and a further outlay of $60 000 in the fouth year has a residual value of $65 000 at year nine. The project yields a negative net return of $10 000 in Year 1, a zero net return in Year 2, $60 000 per year for the following four years, and $70 000 per year for the last three years. Find the rate of return (Rounded to 4 significant digits).

**Use CF and IRR function for this question**

(need only a detailed programmed solution acc to instruction using fin calc asap will upvote)