NPV and IRR

[MSM]

Hello guys and gals )
The project - building construction. It financed by equity 8M, loans 2M and from profit from the project 10M (spread for several years) .
When calculating IRR and NPV should I set initial costs as 8M, 10M or 20M?

 

[moxnguyen]

I think : CF at the time 0 is 10 M
The profit derived from the project used to financed will be treated as cash outflow during the life of the project when it is used .