Wilma is considering opening a widget factory. The unlevered cost of equity for making widgets is 0.13. This factory would cost $27 million to set up, and would produce EBIT of $3 million per year for the foreseeable future. She is thinking of applying for a $3 million subsidized perpetual loan to finance this project. Complying with the auditing requirements of this loan would have a present value of $2 million. This loan would have a rate of 0.04, while the rate she could get from the bank is 0.08. Her tax rate is 0.42. What is the NPV of this project, using the APV method? Answer should be -13,485,385, how do you get there?