Assume that you have $62,000 in the bank, that you are going to receive $900 three times a year until the day of your retirement (20 years from now). You also need to pay $700 every year for 12 more years (student loans). You know from your retirement that you will receive deposits of $10,000 annually for 20 years after you retire. What is the present value of all of these cash flows if the annual interest rate is 10%?