You purchased a house for $76,000 that you rent out for $1,000 a month at the end of the month for the next 60 months. At the end of the 60 months, you sell your property for $78,000. What is your monthly internal rate of return on this investment?

a. 2.11%

b. 1.34%

c. 0.99%

d. 1.78%