Bay Beach Industries wants to maintain their capital structure of 40% debt and 60% equity. The firm's tax rate is 34%. The firm can issue the following securities to finance the investments: Bonds: Mortgage bonds can be issued at a pre-tax cost of 8.2 percent. Debentures can be issued at a pre-tax cost of 10.6 percent. Common Equity: Some retained earnings will be available for investment. In addition, new common stock can be issued at the market price of $50. Flotation costs will be $2 per share. The recent common stock dividend was $6.81. Dividends are expected to grow at 7% in the future. What is the cost of capital using mortgage bonds and internal equity? Set your calculator to 4 decimal places. PLEASE INPUT THE ANSWER IN PERCENT ROUNDING IT TO 2 DECIMALS. DO NOT INCLUDE \% SIGN, E.G., INSTEAD OF 9.9922% INPUT 9.99