My TI BA Real Estate calculator comes up with 15.6556% IRR for the following
scenario

Present Value: -$40,000
Future Value: $72,000
Term: 5 years
Cash Flow: $167.00/month ($10,000 over life of investment)

My formula was this: =IRR(e68:e70)

e68 represented -40,000
e70 represented 10,000 (cashflow over life of the loan)

Any ideas on what i am doing wrong? I get the