A company has $300 million in debt, $50 million in preferred stock and $250 million in total common equity. The tax rate is 40%, the cost of debt financing is 6%, the cost of preferred stock financing is 5.8% and the cost of equity financing is 12%. If Big Fred's has a target capital structure of 30% debt, 5% preferred stock, and 65% common stock, what is the WACC?