The following information is available for XYZ Company: January 1, 2012 December 31, 2012 ASSETS Cash $31,000 $20,000 Accounts receivable 74,000 80,000 Supplies 10,000 7,000 Land 50,000 40,000 Equipment 20,000 36,000 Accumulated depreciation 6,000 8,000 Patent 0 6,000 LIABILITIES + EQUITY Accounts payable $15,000 $19,000 Short-term notes payable 22,000 13,000 Salaries payable 17,000 1,000 Common stock 40,000 50,000 Retained earnings 85,000 98,000 During 2012, XYZ Company paid dividends of $12,000, recorded depreciation expense of $2,000, and sold land costing $10,000 for $17,000 cash. Using the indirect method, calculate the net cash flow from operating activities for 2012.