look at what happened here. Trying to include debt rather than true capital outflow--ridiculous. Especially making more of IRR than it's worth especially given one of its limitations of which I thought I had shown. Then they start telling me that debt has to be included--so I can pay debt twice. There's a reason people say they are scared of the advice they receive on Cougarboard. Nice of you to stop by although it appears that those who know don't want to touch this conversation with a 20-foot pole.