You have a project that will involve the purchase of real estate and renovation of the real estate. Your analysis indicated the project should have an IRR of 10%. Financing will consist of a mortgage (debt) of $90,000 which represents 70% of the financing. The pretax cost of debt is estimated to 8.5%. The remaining proportion of the financing will come from selling shares of your stock portfolio. Historically, your return has been 11%. Your marginal tax rate is 21%. Should you pursue the project and what is the WACC?