A salesman would like you to invest money in a new start up company. As part of the investment, you are promised $6,000 at the end of the year for 10 consecutive years. The first payment will be in exactly one year. At the end of the 10th year, you will also get a one time cash flow of $15,000 (in addition to the $6,000). The salesman would like you to pay $40,000 today for this opportunity. At this price today, what annual return will you receive on your investment?