Heim & Heim has a cost of common stock of 10 percent, a cost of debt of 6 percent, and a cost of preferred stock of 8 percent. The firm has 104,000 shares of common stock outstanding at a market price of $18 a share. There are 40,000 shares of preferred stock outstanding at a market price of $33 a share. The bond issue has a total face value of $650,000 and sells at 104 percent of face value. The companys tax rate is 34 percent. What is the weighted average cost of capital for Heim & Heim?