Parker & Stone, Incorporated, is looking at setting up a new manufacturing plant in South Park to produce garden tools. The company bought some land six years ago for $$8\mathrm{.}1$ million in anticipation of using it as a warehouse and distribution site, but the company has since decided to rent facilities elsewhere. If the land were sold today, the company would net $$10\mathrm{.}9$ million. The company now wants to build its new manufacturing plant on this land; the plant will cost $$22\mathrm{.}1$ million to build, and the site requires $$960,000$ worth of grading before it is suitable for construction. What is the proper cash flow amount to use as the initial investment in fixed assets when evaluating this project?