Document:

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                                                                    EXHIBIT 10.5

                             BUSINESS LOAN AGREEMENT

The undersigned, US XCHANGE, L.L.C., a Michigan limited liability company, with
its chief executive office at 20 Monroe, NW, Suite 450, Grand Rapids, Michigan
49503 (the "Borrower"), has requested from RONALD H. VANDER POL, of Byron
Center, Michigan (the "Lender"), and Lender agrees to make, or has made, the
loan described below (the "Loan") under the terms and conditions stated in this
Business Loan Agreement ("Agreement"):

I.       LOAN.

         The following Loan and any amendments, extensions, renewals or
         refinancing thereof are subject to this Agreement:

         A.       Lender shall provide to Borrower a Line of Credit in the
                  amount of Fifty Million Dollars ($50,000,000.00) for the
                  acquisition of telecommunication equipment and general
                  corporate operating needs. The line of credit shall be secured
                  by a Promissory Note of even date herewith (the "Note").

         B.       This Loan shall be subordinated to the security interests of
                  all current and future secured financing agreements entered
                  into by the Borrower.

         C.       The Interest Rate shall be Comerica Bank's prime rate less
                  1.25%. Any change in the Interest Rate occasioned by a change
                  in Comerica Bank's prime rate shall be effective on the date
                  of the change in the prime rate by Comerica Bank. Interest
                  shall be accrued monthly but will be payable upon commencement
                  of principal repayments.

         D.       Principal payments (together with accrued interest) shall not
                  be permitted until after the full repayment of all obligations
                  under secured credit facilities outstanding on the date of
                  this Agreement.

         E.       This Loan shall mature, and all principal, interest and other
                  amounts advanced by Lender on behalf of Borrower shall become
                  due and owing, on demand by Lender, subject to Paragraph D
                  above.

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II.      BORROWER'S REPRESENTATIONS AND WARRANTIES.

         Borrower represents and warrants to Lender, all which representations
         and warranties shall be continuing and shall survive the execution of
         this Agreement until all of the Indebtedness is fully repaid to Lender
         and Borrower's obligations under this Agreement and the Related
         Documents are fully performed, as follows:

         A.       BORROWER'S EXISTENCE AND AUTHORITY. Borrower is a limited
                  liability company and the person(s) executing this Agreement
                  have full power and complete authority to execute this
                  Agreement and all of the Related Documents on behalf of
                  Borrower.

         B.       VALIDITY OF EXISTING INDEBTEDNESS. All of Borrower's
                  obligations to Lender under this Agreement, the Note and all
                  Related Documents constitute valid and binding obligations of
                  Borrower, and are enforceable against Borrower in accordance
                  with their terms.

         C.       FINANCIAL INFORMATION. All Financial Statements requested by
                  Lender, and provided by Borrower, has been prepared and will
                  continue to be prepared in accordance with GAAP and will fully
                  and fairly represent the financial condition of the Borrower.

         D.       TITLE AND ENCUMBRANCES. Borrower owns and has good title to
                  all of its Property, including the Collateral, and there are
                  no liens or encumbrances on any of the Property, or the
                  Collateral, except as established by a Loan and Security
                  Agreement dated April 29, 1999 between a wholly-owned
                  subsidiary of the Borrower and General Electric Capital
                  Corporation and by a credit facility agreement with Comerica
                  Bank dated August 28, 1997.

         E.       LITIGATION. There are no suits or proceedings pending before
                  any court or government agency, arbitration panel, or
                  administrative tribunal, or, to Borrower's knowledge,
                  threatened against Borrower, which may result in any material
                  adverse change in the business, Property or financial
                  condition of Borrower.

         F.       NO MISREPRESENTATIONS. All representations and warranties in
                  this Agreement and the Related Documents are true and correct
                  and no material fact has been omitted.

         G.       DEBT COVENANT COMPLIANCE. The Borrower has complied with all
                  debt covenant-reporting requirements, and there are no events
                  of default as provided under its debt agreements.

         H.       SECURITIES AND EXCHANGE COMMISSION FILINGS. The Borrower has
                  complied with all applicable reporting requirements as
                  provided under the Securities and Exchange Act of 1934.

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         I.       ENVIRONMENTAL COMPLIANCE. Borrower agrees to indemnify and
                  hold Lender harmless from any and all claims, fines,
                  penalties, liability, damages, costs or expenses arising out
                  of (i) any actual or alleged violations by Borrower of any
                  Federal or Michigan environmental laws or (ii) any actual or
                  alleged environmental contamination for which Borrower is
                  allegedly liable under any Federal or Michigan environmental
                  laws. Borrower represents and warrants to the Lender that the
                  Borrower has received no notice that any governmental agency,
                  or any other person, has asserted or is asserting any claim
                  against the Borrower or any of its Property pursuant to any
                  Federal or Michigan environmental law. Furthermore, Borrower
                  shall give the Lender written notice should any governmental
                  agency, or any other person, assert any claim against the
                  Borrower or any of its Property pursuant to any Federal or
                  Michigan environmental law or allege any violation by Borrower
                  of any Federal or Michigan environmental law.

         J.       COMPLIANCE WITH WORKERS' COMPENSATION LAWS. Borrower
                  represents and warrants that it has complied, and at all times
                  during the term of this Agreement shall comply, with all
                  applicable laws, regulations, and administrative rules,
                  directives or requirements governing workers' compensation in
                  all jurisdictions in which Borrower conducts its business.
                  Borrower shall promptly furnish Bank evidence of such
                  compliance upon request.

III.     BORROWER'S COVENANTS.

         As of the date of this Agreement and continuing until the Borrower's
         obligations under this Agreement and the Related Documents are fully
         performed and the Indebtedness is fully repaid to Lender, Borrower
         shall at all times:

         A.       BOOKS AND REPORTS.

                  1.       Maintain books and records in accordance with GAAP.

                  2.       Furnish to Lender, in form satisfactory to Lender,
                           all Financial Statements of Borrower, within 60 days
                           after the end of each fiscal quarter certified by an
                           appropriate representative or officer of Borrower.

                  3.       Furnish to Lender, in form satisfactory to Lender,
                           within 90 days after the end of Borrower's fiscal
                           year audited Financial Statements of the Borrower
                           prepared by a certified public accountant acceptable
                           to Lender.

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                  4.       Promptly furnish to lender such other information and
                           reports concerning the Borrower's business, Property
                           and financial condition as are provided to Borrower's
                           owners or as Lender shall request, and permit Lender
                           to inspect, confirm, and copy Borrower's books and
                           records at any time during Borrower's normal business
                           hours.

         B.       NOTICE OF ADVERSE EVENTS. Promptly notify Lender in writing of
                  any litigation, governmental proceeding, default or any other
                  occurrence that may have a material adverse effect on
                  Borrower's business, Property or financial condition.

         C.       MAINTAIN BUSINESS EXISTENCE AND OPERATIONS. Do all things
                  necessary to keep in full force and effect Borrower's
                  corporate existence and maintain its present business status.
                  Borrower shall not change its corporate existence, nor sell or
                  merge Borrower's business, in whole or in part, to or with any
                  other Person, or issue or transfer any membership interest in
                  Borrower to any other person without the prior written consent
                  of Lender.

         D.       INSURANCE. Maintain adequate fire and extended risk coverage,
                  business interruption, workers compensation, public liability
                  and such other insurance coverages as may be required by law
                  or as may be required by Lender. All insurance policies shall
                  be in such amounts, upon such terms, and be in a form
                  acceptable to lender, and shall be carried with insurers
                  acceptable to Lender. Borrower shall, upon Lender's request,
                  provide evidence satisfactory to Lender that all such the
                  policies are in full force and effect, and that Lender is
                  named as an additional insured and a loss payee under such
                  policies, and that the insurer is required to provide Lender
                  thirty (30) days' advance written notice of any cancellation
                  or expiration of coverage. If Borrower fails to maintain
                  insurance as provided in this Agreement, such failure shall be
                  an Event of Default and Lender may obtain such insurance on
                  Borrower's behalf but shall have no obligation to do so; all
                  amounts so expended by Lender shall be added to the
                  Indebtedness or shall be payable on demand, at Lender's
                  option.

         E.       PAYMENT OF TAXES. Promptly pay all taxes, levies and
                  assessments due to all local, State and Federal agencies.
                  Except to the extent that Borrower has established a cash
                  reserve therefore and is actively pursuing a tax appeal, any
                  failure by Borrower to promptly pay any taxes, levies, and
                  assessments due shall be an Event of Default.

         F.       EMPLOYEE BENEFIT PLANS.

                  1.       At no time shall Borrower allow any event to occur or
                           condition to exist with respect to any employee
                           benefit plan to subject to ERISA which might
                           constitute grounds for a termination of the plan or
                           for the appointment of a trustee to administer any
                           such plan.

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                  2.       At no time shall Borrower allow any employee benefit
                           plan subject to ERISA to be the subject of voluntary
                           or involuntary termination proceedings from which
                           there may result a liability of the Borrower to the
                           PBGC which, in the opinion of the Lender, will have a
                           material adverse effect upon the business,
                           properties, or financial condition of Borrower.

         G.       USE OF PROCEEDS; PURPOSE OF LOANS. Borrower shall use the
                  proceeds of the Loan(s) only for the acquisition of network
                  facilities and general business capital expenditures and for
                  normal operating expenses in the conduct of the Borrower's
                  telecommunications business.

         H.       MAINTENANCE OF RECORDS; CHANGE IN PLACE OF BUSINESS OF NAME.
                  Borrower shall keep all of its books and records at the
                  address set forth in this Agreement, and shall give the Lender
                  prompt written notice of any change in its principal place of
                  business, in the location of Borrower's books and records, in
                  Borrower's name, and any change in the location of the
                  Collateral.

         I.       WORKERS COMPENSATION INSURANCE. Borrower shall at all times
                  during the term of this Agreement and until the Indebtedness
                  shall have been fully repaid, maintain workers' compensation
                  insurance as required by law unless Borrower is qualified and
                  duly authorized by law to self-insure with respect to its
                  workers' compensation liability and is not otherwise
                  prohibited by this Agreement from doing so.

IV.      NEGATIVE COVENANTS.

         Until all of Borrower's obligations under this Agreement and the
         Related Documents are fully performed and the Indebtedness is fully
         repaid, Borrower shall not cause to occur a violation of or default in
         any of its covenants, agreements or obligations under the 15% Senior
         Notes due 2008, the Loan and Security Agreement dated April 29, 1999
         with General Electric Capital Corporation, the Comerica Bank credit
         facility dated August 28, 1997 or any other future credit facility
         issued to or on behalf of Borrower.

V.       SECURITY FOR LOANS AND SUBORDINATIONS.

         A.       SECURITY INTERESTS. Borrower named in this Agreement has
                  granted or agrees to grant to Lender on the same date as this
                  Agreement a security interest in all of Borrower's assets,
                  including all telecommunications equipment, furniture,
                  accounts, documents, chattel paper, instruments, creditor's
                  rights, general intangibles, inventory, goods and fixtures now
                  owned or hereafter acquired by Borrower, and wherever located,
                  together with all accessions, parts, attachments and
                  accessories, the proceeds thereof, and the proceeds of all
                  insurance, eminent domain and condemnation awards, and all tax
                  refunds

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                  payable to Borrower by any taxing authority, as more
                  particularly defined by the Michigan Uniform Commercial Code
                  as collateral security for the Loan and repayment of the
                  Indebtedness.

         B.       DOCUMENTS. The security interests granted to Lender shall be
                  evidenced by a written security agreement signed by Borrower
                  in form and substance acceptable to Lender, and shall be
                  performed by the filing of a UCC financing statement, in form
                  and substance acceptable to Lender, signed by Borrower, and
                  filed with the appropriate filing offices of the State of
                  Michigan.

         C.       SUBORDINATION. Lender hereby agrees to subordinate its right
                  to repayment of the Indebtedness, as well as its lien in the
                  Collateral, in favor of any secured credit facilities
                  outstanding on the date of this Agreement. Upon Borrower's
                  request, Lender will execute and deliver any document or
                  instrument reasonably necessary to effectuate this
                  subordination.

VI.      EVENTS OF DEFAULT.

         The occurrence of any of the following events shall constitute an Event
         of Default under this Agreement:

         A.       FAILURE TO PAY AMOUNTS DUE. If any principal and interest due
                  and owing under the Note, or any other Indebtedness due and
                  owing to Lender is not paid when due. Borrower will have
                  thirty (30) days after the due date to remedy the default
                  before Lender shall be entitled to pursue its remedies under
                  this Agreement.

         B.       MISREPRESENTATION; FALSE FINANCIAL INFORMATION. If any
                  warranty or representation of the Borrower in connection with
                  or contained in this Agreement, or if any Financial Statements
                  now or hereafter furnished to the Lender by or on behalf of
                  the Borrower, are false or misleading in any material respect.

         C.       BREACH OF COVENANTS OR AGREEMENTS. If the Borrower shall fail
                  to perform any of its obligations and covenants under, or
                  shall fail to comply with any of the provisions of this
                  Agreement or any other agreement with Lender, including but
                  not limited to the Related Documents.

         D.       OTHER DEFAULTS. Any indebtedness of Borrower to any person
                  other than Lender is declared to be due and payable prior to
                  the stated maturity thereof, or is otherwise declared to be in
                  default.

         E.       JUDGMENTS; ATTACHMENTS; TAX LIENS. If there shall be entered
                  against Borrower any judgment which materially affects
                  Borrower's business, properties or financial condition, or if
                  any tax lien, levy, attachment, garnishment, execution or
                  similar writ shall be issued against the Collateral or which
                  materially affects Borrower's business, Property or financial
                  condition,

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                  and which remains unpaid, unstayed on appeal, undischarged,
                  unbonded, or undismissed for a period of thirty (30) days
                  after the entry thereof.

         F.       BUSINESS MERGER SUSPENSION, BANKRUPTCY. If Borrower sells or
                  merges the assets of, or any ownership interests in Borrower's
                  business, to or with any other person; voluntarily suspends
                  transaction of its business; fails to generally pay debts as
                  they mature; makes a general assignment for the benefit of
                  creditors; or files or has filed against Borrower any
                  reorganization or liquidation under the Bankruptcy Code or
                  under any other state or federal laws for the relief of
                  debtors which is not discharged within thirty (30) days after
                  filing; or a receiver, trustee or custodian is appointed for
                  the Borrower for any portion of Borrower's Property.

         G.       MATERIAL ADVERSE CHANGE. Any material adverse change in the
                  Borrower's business, properties or financial condition has
                  occurred or is imminent.

         H.       IMPAIRED COLLATERAL. If the Collateral and its value or the
                  Lender's rights with respect thereto are materially impaired
                  in any way.

         I.       NON-COMPLIANCE WITH WORKER'S COMPENSATION LAWS. If Borrower
                  fails to comply with any workers' compensation law, regulation
                  or administrative rule, directive or requirement; has its
                  workers' compensation insurance terminated or cancelled for
                  any reason; or, if applicable, has its self-insurance
                  certification revoked or should such certification lapse for
                  any reason.

VII.     REMEDIES ON DEFAULT.

         A.       ACCELERATION. Upon occurrence of any Event of Default, the
                  Loan(s) and all Indebtedness to Lender may, at the option of
                  Lender, and without demand or notice of any kind, be declared
                  to be immediately due and payable.

         B.       ANY REMEDIES; REMEDIES CUMULATIVE. The remedies provided for
                  in this Agreement are cumulative and not exclusive, and Lender
                  may exercise any remedies available to it at law or in equity
                  or in any Related Document or other agreement between Borrower
                  and Lender.

         C.       NO WAIVER. No delay or failure of Lender in exercising any
                  right, remedy, power or privilege hereunder shall affect that
                  right, remedy, power or privilege, nor shall any single or
                  partial exercise thereof preclude the exercise of any other
                  right, remedy, power or privilege. No delay or failure of
                  Lender at any time to demand strict adherence to the terms of
                  this Agreement shall be deemed to constitute a course of
                  conduct inconsistent with the Lender's right at any time
                  before or after any Event of Default, to demand strict
                  adherence to the terms of this Agreement or the Related
                  Documents.

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         D.       LENDER'S RIGHT OF SET-OFF. Upon the occurrence of any Event of
                  Default, Lender shall have a right to apply any funds of the
                  Borrower deposited in any bank account held by Lender, against
                  any Indebtedness of Borrower to Lender.

VIII.    MISCELLANEOUS.

         A.       COMPLIANCE WITH LENDER'S AGREEMENTS. Borrower acknowledges
                  that its representative has read this Agreement, the Related
                  Documents, and all other agreements between Borrower and
                  Lender, and Borrower agrees fully to comply with all such
                  agreements.

         B.       EXPENSES. Borrower agrees to pay all of Lender's expenses
                  incidental to perfecting Lender's security interests and
                  liens, all insurance premiums, Uniform Commercial Code search
                  fees, and all fees incurred by Lender for audits, inspection,
                  and copying of Borrower's books and records. Borrower also
                  agrees to pay all costs and expenses of Lender in connection
                  with the enforcement of the Lender's rights and remedies under
                  this Agreement, the Related Documents, and any other agreement
                  between Borrower and Lender, and in connection with the
                  preparation of any amendments, modifications, waiver or
                  consents with respect to this Agreement, including reasonable
                  attorney fees.

         C.       FURTHER ACTION. Borrower agrees, from time to time, upon
                  request of Lender, to make, execute, acknowledge, and deliver
                  to Lender such further and additional instruments, documents
                  and agreements, and to take such further action as may be
                  required to carry out the intent and purpose of this Agreement
                  and the repayment of the Loan.

         D.       GOVERNING LAW; PARTIAL ILLEGALITY. This Agreement and the
                  Related Documents shall be interpreted, and the rights of the
                  parties hereunder shall be determined, under the laws of the
                  State of Michigan. Should any part, term, or provision of this
                  Agreement be adjudged illegal or in conflict with any law of
                  the United States or State of Michigan, the validity of the
                  remaining portion or provisions of the Agreement shall not be
                  affected.

         E.       WRITINGS CONSTITUTE ENTIRE AGREEMENT; MODIFICATIONS ONLY IN
                  WRITING. This Agreement together with all other written
                  agreements of the parties documenting or securing this loan
                  and shall be interpreted in harmony with the each other. None
                  of the parties shall be bound by anything not expressed in
                  writing, and this Agreement supercedes all other prior and
                  contemporaneous oral or written agreements between the parties
                  concerning the subject matter of this Agreement. This
                  Agreement may not be modified except by a writing executed by
                  Borrower and by the Lender. This Agreement shall inure to the
                  benefit of and shall be binding upon all of the parties to
                  this Agreement and their respective successors, estate
                  representatives, and assigns, provided,

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                  however, that Borrower cannot assign or transfer its rights or
                  obligations under this Agreement without Lender's prior
                  written consent.

         F.       HEADINGS. All section and paragraph headings in this Agreement
                  are included for convenience only, and do not constitute a
                  part of this Agreement.

         G.       TERM OF AGREEMENT. Unless superseded by a later Business Loan
                  Agreement, this Agreement shall continue in full force and
                  effect until all of Borrower's obligations to Lender are fully
                  satisfied and the Loan and Indebtedness are fully repaid.

IX.      DEFINITIONS.

         The following words shall have the following meanings in this
         Agreement:

         A.       "COLLATERAL" shall mean that property which Borrower has
                  pledged, mortgaged, or granted Lender a security interest in,
                  wherever located and whether now owned or hereafter acquired,
                  together with all replacements, substitutions, proceeds and
                  products thereof.

         B.       "ERISA" shall mean the Employee Retirement Income Security Act
                  of 1974, as amended, or any successor act.

         C.       "EVENT OF DEFAULT" shall mean any of the events described in
                  Section VI of this Agreement or in the Related Documents.

         D.       "FINANCIAL STATEMENTS" shall mean all balance sheets,
                  statements of operations and cash flows, and other financial
                  information which have been, are now, or are in the future
                  requested by, and furnished to Lender.

         E.       "GAAP" shall mean the "generally accepted accounting
                  principles" consistently applied as set forth from time to
                  time in the Opinion of the Accounting Principles Board of the
                  America Institute of Certified Public Accountants and the
                  Financial Accounting Standards Board, or which have other
                  substantial authoritative support.

         F.       "INDEBTEDNESS" shall mean all Loans and indebtedness of
                  Borrower to Lender(s), including but not limited to, Lender
                  advances for payments of insurance, taxes, any amounts
                  advanced by Lender to protect its interest in the collateral,
                  overdrafts in deposit accounts with any bank, and all other
                  indebtedness, obligations and liabilities of the Borrower to
                  the Lender, whether matured or unmatured, liquidated or
                  unliquidated, direct or indirect, absolute or contingent,
                  joint or several, due or to become due, now existing or
                  hereafter arising.

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         G.       "PBGC" shall mean the Pension Benefit Guaranty Corporation or
                  any person succeeding to the present powers and functions of
                  the Pension Benefit Guaranty Corporation.

         H.       "PERSON" shall mean any individual, corporation, partnership,
                  joint venture, association, trust, unincorporated association,
                  Joint Stock Company, government, municipality, political
                  subdivision, agency or other entity.

         I.       "PRIME RATE" shall mean the highest variable rate of interest
                  from time to time established by Comerica Bank as its prime
                  commercial lending rate.

         J.       "PROPERTY" shall mean all of Borrower's assets, whether
                  tangible or intangible, real or personal.

         K.       "RELATED DOCUMENTS" shall mean any and all documents,
                  promissory notes, security agreements, leases, mortgages,
                  guaranties, pledges, and any other documents or agreements
                  executed in connection with this Agreement. The term shall
                  include both documents existing at the time of execution of
                  this Agreement and documents executed after the date of this
                  Agreement.

                  WHEREOF, the parties have executed this Agreement on this 26th
day of August 1999.

         US XCHANGE, L.L.C.

         By   /s/  Richard Postma
            ---------------------------
                   Richard Postma

         Its  /s/  Chairman-CEO
            ---------------------------
         BORROWER

         /s/  Ronald H. VanderPol
         ------------------------------
         RONALD H. VANDERPOL

         LENDER

                                       10<PAGE>   1
                                                                    EXHIBIT 10.6

                               SECURITY AGREEMENT

                  This Agreement is made as of the 26th day of August, 1999,
between US XCHANGE, L.L.C. ("Debtor"), 20 Monroe Ave. NW, Suite 450, Grand
Rapids, Michigan 49503, and RONALD H. VANDER POL, ("Secured Party"), 20 Monroe
Ave. NW, Suite 450, Grand Rapids, Michigan 49503.

                  1. Creation of Security Interest. Debtor creates a security
interest in favor of the Secured Party in the personal property, including all
proceeds, described on the attached Exhibit A ("Collateral"). This security
interest secures Debtor's repayment of all amounts or obligations owing or to be
owed by Debtor to Secured Party at any time (collectively "Liabilities").

                  2. Debtor's Representation and Promises. Debtor represents
that Debtor has full authority to execute this Agreement, has marketable title
to the Collateral and that the Collateral is free and shall remain free from all
other security interests and other encumbrances except as permitted by Secured
Party. Debtor promises to keep the Collateral fully insured against all risks of
loss or damage, naming Secured Party as an additional loss payee. Debtor
promises to execute and deliver all documents requested by Secured Party to
perfect its security interest under this Agreement.

                  3. Default and Remedies. If any of the following occur: (a)
Debtor's failure to pay or perform when due any part of the Liabilities, (b)
failure of any representation by Debtor or breach by Debtor of any other
provision of this Agreement, (c) issuance of any attachment or levy against any
part of the Collateral, (d) insolvency of Debtor, assignment for the benefit of
Debtor's creditors, or institution of any proceeding by or against Debtor under
any chapter of the federal bankruptcy laws, then the Liabilities shall, at
Secured Party's option, be immediately due and payable without notice or demand.
In addition, Secured Party shall have all the rights and remedies of a secured
party under the Uniform Commercial Code. No delay or omission of Security Party
in exercising any right shall be a waiver of that or any other right.

                  4. Miscellaneous. This Agreement contains all the terms of the
agreement between the parties with respect to the security interest created
under this Agreement and may be amended only by a writing signed by both
parties. This Agreement shall be governed in all respects by the laws of
Michigan.

                                       US XCHANGE, L.L.C.

                                       By  /s/  Richard Postma
                                         --------------------------
                                                Richard Postma

                                       Its  Chairman - CEO
                                          -------------------------
                                                                          DEBTOR

                                       RONALD H. VANDERPOL

                                       /s/  Ronald H. VanderPol
                                       ----------------------------
                                                                   SECURED PARTY

<PAGE>   2

                                    EXHIBIT A

         All assets of Debtor, including all telecommunications equipment,
         furniture, accounts, documents, chattel paper, instruments, creditor's
         rights, general intangibles, inventory, goods and fixtures now owned or
         hereafter acquired by Debtor, and wherever located, together with all
         accessions, parts, attachments and accessories, the proceeds thereof,
         and the proceeds of all insurance, eminent domain, and condemnation
         awards, and all tax refunds payable to Debtor by any taxing authority.

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