Suppose that your company's weighted-average cost of capital is 9 percent. Your company is planning to undertake a project with an internal rate of return of 12% but you believe that this project is not a good investment for the firm. What logical arguments might you use to convince your boss to forego the project despite it high rate of return? Is it possible that making investments with expected returns higher than your company's cost of capital will destroy value? If so, how?