You are making a $33,000 investment and feel that a 11.6 percent rate of return is reasonable given the nature of the risks involved. You feel you will receive at least $5,000 in the first year, $30,000 in the second year, $33,000 in the third year, and potentially could see a cash outflow of $37,000 in the fourth year. What is the net present value of this investment given your expectations?