Durrand Corporations accumulated depreciation increased by $12,000, while patents decreased by $2,200 between consecutive balance sheet dates. There were no purchases or sales of depreciable or intangible assets during the year. In addition, the income statement showed a gain of $4,300 from sale of land. The company earned a net income of $65,000. Assuming there were no changes in noncash current assets and liabilities, determine the net cash flows from operating activities under the indirect method.