Consolidated Industries is considering a 4- year project. The project is expected to generate operating cash flows of $4 million, $6, million, $8 million, and $10 million over the four years, respectively. It will require initial capital expenditures of $21 million dollars and an intitial investment in NWC of $5 million. The firm expects to generate a $6 million after tax salvage value from the sale of equipment when the project ends, and it expects to recover 100% of its nwc investments. Assuming the firm requires a return of 12.5% for projects of this risk level, what is the project's IRR