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let us assume that you want to start a new clock manufacturing plant in india you are thrilled about it because you believe that itamp;#39;s going to be a cash cow however your rational mind instructs you to conduct a quick investment analysis to determine whether you will be able to recover your investments or not and for doing this type of analysis you would typically start with the internal rate of return or irr however irr does not always work when the cash flows are non-conventional in nature that is cash flows turning positive and negative and then positive again and again during the project life so this is where mirr or modified internal rate of return comes really handy hi all my name is dhiraj and in todayamp;#39;s video weamp;#39;ll discuss all about mirr its calculations how it helps to address the limitations of irr and its users so letamp;#39;s get started so before we look at the discussion of what is modified internal rate of return i would presume that you k