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!!

To calculate the annual investment needed to achieve the retirement goal, we need to break down the problem into two parts:

Part 1: Accumulate the Future Value of Investment Prior to Retirement:
1. Determine the number of years till retirement: 20 years.
2. Calculate the future value of investment prior to retirement using the formula:
Future Value = Present Value * (1 + Interest Rate)^Number of Years.

Given:
- Present Value = Annual Investment (to be determined),
- Future Value = ? (unknown),
- Interest Rate = 8%.
- Number of Years = 20.

We can rewrite the formula as:
Future Value = Annual Investment * (1 + 0.08)^20.

Part 2: Accumulate the Annuity for 25 years after Retirement:
1. Determine the number of years for the annuity: 25 years.
2. Calculate the present value of the annuity using the formula:
Present Value = Annual Annuity Payment * (1 - (1 + Interest Rate)^(-Number of Years)) / Interest Rate.

Given:
- Annual Annuity Payment = $12,000,
- Present Value = ? (unknown),
- Interest Rate = 10%,
- Number of Years = 25.

We can rewrite the formula as:
$12,000 = Present Value * (1 - (1 + 0.10)^(-25)) / 0.10.

Now, let's solve each part step by step:

Part 1: Accumulate the Future Value of Investment Prior to Retirement:
Using the formula mentioned earlier:
Future Value = Annual Investment * (1 + 0.08)^20.

We want to solve for Annual Investment:
Future Value = Annual Investment * (1.08)^20.

Rearranging the formula:
Annual Investment = Future Value / (1.08)^20.

Part 2: Accumulate the Annuity for 25 years After Retirement:
Using the formula for Present Value of an Annuity:
$12,000 = Present Value * (1 - (1 + 0.10)^(-25)) / 0.10.

Rearranging the formula:
Present Value = $12,000 * 0.10 / (1 - (1.10)^(-25)).

Finally, let's calculate the values:

Part 1:
Future Value = $12,000 * (1.08)^20.
≈ $45,259.26.

Annual Investment = $45,259.26 / (1.08)^20.
≈ $9,479.40.

Part 2:
Present Value = $12,000 * 0.10 / (1 - (1.10)^(-25)).
≈ $101,484.34.

Therefore, you would advise your client to invest approximately $9,479.40 annually for the next 20 years to achieve her retirement goal of receiving a $12,000 annuity for 25 years after retiring 20 years from now.