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Corporate Fiance

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You are a financial planner and have a client who would like to receive a $12,000 annuity for 25 years after retiring 20 years from now. Assuming an 8% return on investment can be earned prior to retirement and a 10% return can be earned after retirement, how much would you advise your client to invest annually, over the next 20 years, to achieve her retirement goal? Please don't use a financial calculator and show all work by doing step by step procedures showing all figures of getting there! thanks so much!!

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