Kamela Pence is considering a cash acquisition of Tip Tow Storage for $350 Million Dollar. Tip Tow Storage will provide an after-tax cash flow of $8.5M for a period of 30 years. There will be a further after-tax synergistic benefit of $3.5M per year for a period of 10 years. Determine the Internal Rate of Return for the investment, and explain the concept of Portfolio Effect to Kamala.