71. Three years ago, Apparel, Inc. bought some land in Southern California for $2.2 million and it has been leasing it since to a competitor company. Currently, the land can be sold for $4.5 million, but Apparel is considering using this land to set up a new factory. The cost of building the factory is $9.8 million, and the cost of the necessary machinery is $1.2 million. What is the proper cash flow amount to use as the initial investment in fixed assets when evaluating this project?