You are considering investing in a security that will pay you $4,000 in 31 years. a. If the appropriate discount rate is 8 percent, what is the present value of this investment? b. Assume these investments sell for $1,365 in return for which you receive $4,000 in 31 years. What is the rate of return investors earn on this investment if they buy it for $1,365? Round to the nearest cent.)