Gooch Lew, Inc., is attempting to obtain a capital structure that calls for 45% debt, 2% preferred stock and 53% common equity. Assuming the company has a cost of debt (before-tax) of 10% and is in the 40% tax rate, a cost of equity of 13.5% and a cost of preferred stock of 10.3%, what would be the company's Weighted Average Cost of Capital?