Calculate the IRR for the following income stream. 1. Initial Investment: $25 million 2. Year 1 cash flow: $2.0 million 3. Year 2 cash flow: 4% greater than Year 1 4. Years 3-5 cash flow grows at 2% each year 5. The asset is sold at the end of Year 5 by capitalizing Year 5 cash flow at 8%