good attempt you did some work, why are you using an 8% and 10% discount rate and not including the standard 5% discount rate for Gold resource? what your IRR, cut off grade at 1.13 gm/t why not .2 gm/t at today's gold price, you will have to wait for the new resource and feasibility update by a real engineering company other than that, any other number will be just plain old guessing and if you can figure it out without internal data then you could be very rich, even management in most resource company don't know what the numbers will be until the engineering companies run the numbers.