Dawn is preparing a home office to perform subcontract projects for midsized architect firms. She plans to use $12,000 of her own funds, which currently generate a return of 4% per year. The remainder of financing will be provided by a $11,000 bank loan carrying a 9% per year interest rate. She hopes to realize a return of 3% above the average cost of capital to establish her office, and she realizes that the factors of inflation and risk should also be considered. Her decision is to add another 4% per year to compensate for these elements. What is the MARR she should use when evaluating projects