Based on the below data, what is the expected IRR of your investment assuming it was financed $80\%$ with bank debt. $($Round to two decimals$)$

Net operating income $$125,000$

Sell the property in five years.

Assume the net operating income increases at $3\mathrm{.}5\%$

Assume the terminal cap rate is $9\mathrm{.}0\%$

Assume the going in cap rate was $8\mathrm{.}0\%$

Discount rate on similar investments $9\%$

Bank financing is offered at $6\%$ for $20$ years