Document:

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                                                                  Exhibit 10.1.3

                                  BAKER CENTER
                            FIRST AMENDMENT OF LEASE

DATE:       September 5, 1996

BETWEEN:    ST. PAUL PROPERTIES, INC.
            435 Peavey Building
            730 Second Avenue South
            Minneapolis, MN 55402                           ("Landlord")

AND:        ADVANCED TELECOMMUNICATIONS, INC.
            410 Peavey Building
            730 Second Avenue South
            Minneapolis, MN 55402                           ("Tenant")

IN RESPECT OF PREMISES IN:       Peavey Building

LANDLORD AND TENANT hereby agree as follows:

1.    In this Amendment of Lease:

      (a)   "Building" means Peavey Building located in the city of Minneapolis

      (b)   "Premises" means 3,737 square feet of space on the fourth floor of
            the Building, as set out in the Lease.

      (c)   "Lease" means the lease between Landlord and Tenant dated August 14,
            1996, covering the Premises.

      (d)   "Amendment Date" means the 4th day of September, 1 996.

2.    Effective on the Amendment Date, the following is added as Article 27.00:

      ARTICLE 27.00 SECURITY DEPOSIT

      27.01 Security Deposit Tenant shall deposit with Landlord, the sum of Five
            Thousand Six Hundred and Five Dollars and no/100 ($5,605.00), (the
            "Security Deposit"), on or before the date of full execution of this
            Lease. The Security Deposit shall be held by Landlord, without
            interest

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            thereon, as security for the full and faithful performance by Tenant
            of each and every term, covenant and condition of this Lease to be
            observed and performed by Tenant. The Security Deposit shall not be
            mortgaged, assigned, transferred or encumbered by Tenant and any
            such act on the part of Tenant shall be null and void and of no
            force and effect. If any Rent or any other sum payable by Tenant to
            Landlord shall be unpaid or should Tenant fail to perform any of the
            terms of this Lease, then Landlord may, and without prejudice to any
            other remedy, appropriate and apply the Security Deposit to
            compensate Landlord toward they payment of the Rent or other sums
            due from Tenant, or towards any loss, damage or expense sustained by
            Landlord resulting from such default; and, in such event, Tenant
            shall forthwith restore the Security Deposit to the original sum
            required to be deposited. In the event Tenant shall fully and
            faithfully comply with all of the terms, covenants and conditions of
            this Lease, the Security deposit shill be returned in full to Tenant
            following the date of the expiration of the Lease Term and the
            surrender of the Premises by Tenant in compliance with the
            provisions of this Lease. In the event any bankruptcy, insolvency,
            reorganization or other creditor-debtor proceedings shall be
            instituted by or against Tenant, or its successors or assigns, such
            Security Deposit shall be deemed to be applied first to the payment
            of any rents and/or other charges due Landlord for all periods prior
            to institution of such proceedings and the balance, if any, of such
            Security Deposit may be Security Deposit to the purchaser or other
            transferee of Landlord's interest in the Premises and thereupon
            Landlord shall be discharged and released from all further liability
            with respect to such Security Deposit, and Tenant agrees to look
            solely to the new landlord or other transferee for the return of
            said Security Deposit. No holder of mortgage or deed of trust or
            lessor under a ground or underlying lease to which this Lease is or
            may be superior or subordinate shall be responsible in connection
            with the Security Deposit, unless such mortgagee or holder of such
            deed of trust or lessor shall have actually received the Security
            Deposit as such.

Except as specifically provided herein, the terms and conditions of the Lease
are confirmed and continued in full force and effect.

This Amendment of Lease shall be binding on the heirs, administrators,
successors and assigns (as the case may be) of the parties hereto.

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IN WITNESS OF THIS LEASE Landlord and Tenant have properly executed it as of the
date set out on page one.

LANDLORD:                                    TENANT:

ST. PAUL PROPERTIES, INC.                    Advanced Telecommunications, Inc.

By: /s/ R. William Inserra                   By: /s/ Michael A. Donahue
    -------------------------------              -------------------------------
         R. William Inserra
    Vice President Asset Management          Its: Treasurer

9/10-96                                      Michael A. Donahue
-----------------------------------          -----------------------------------
Date Executed                                Please Type Signature

                                             9/5/96
                                             -----------------------------------
                                             Date Executed

                                             -----------------------------------
                                             Witness to the signature of Tenant
                                             if not incorporated.

                                       3<PAGE>
                                                                  Exhibit 10.1.4

                                  BAKER CENTER
                        LEASE OF ADDITIONAL OFFICE SPACE

DATE:       January 22, 1997

BETWEEN:    ST. PAUL PROPERTIES, INC.
            435 Peavey Building
            730 Second Avenue South
            Minneapolis, MN 55402                      ("Landlord")

AND:        ADVANCED TELECOMMUNICATIONS, INC.
            410 Peavey Building
            730 Second Avenue South
            Minneapolis, MN 55402                      ("Tenant")

IN RESPECT OF PREMISES IN: Peavey Building, Minneapolis, MN

LANDLORD AND TENANT hereby agree as follows:

1.    In this Lease of Additional Space:

      (a)   "Building" means Peavey Building located in the city of Minneapolis.

      (b)   "Prime Lease" means the lease between Landlord and Tenant dated
            August 14, 1996 covering 3,737 square feet on the fourth floor of
            the Building.

      (c)   "Term" means that period of time commencing February 1, 1997 and
            terminating on the same date that the Prime Lease terminates.

      (d)   "Additional Space" means 468 rentable square feet, plus for
            calculation of Rent only, an additional 56 square feet of
            unallocated space in the Building, as shown crosshatched on Exhibit
            1 hereof.

      (e)   "Rent" means the amount Tenant shall pay to Landlord as Annual Rent
            for the Additional Space as summarized below:

            Three Thousand Six Hundred Sixty-Eight Dollars and no/100
            ($3,668.00) in respect to the period of February 1, 1997 through
            September 30, 1998;

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            Four Thousand Seven Hundred Sixteen Dollars and no/100 ($4,716.00)
            in respect to the period of October 1, 1998 through September 30,
            1999;

            Six Thousand Two Hundred Eighty-Eight Dollars and no/100
            ($6,288.00) in respect to the period of October 1, 1999 through
            September 30, 2001,

            payable in advance and without notice in monthly installments (each
            equal to one-twelfth of the Annual Rent) on the Commencement Date
            and on the first day of each calendar month thereafter during the
            term.

      (f)   All other words and phrases, unless otherwise defined herein, have
            the meanings attributed to them in the Prime Lease.

2.    Landlord hereby demises and leases the Additional Space to Tenant, and
      Tenant accepts the lease of the Additional Space to have and to hold
      during the Term, on the same terms and conditions as are contained in the
      Prime Lease except as herein otherwise provided, and expressly excepting
      the following:

      (a)   Rent - Tenant shall pay the Rent to Landlord in advance in equal
            monthly payments at the times and in the manner as rental payments
            are to be made pursuant to the Prime Lease.

      (b)   Renewals - This lease shall be subject to the same right to renewal
            (if any) as is contained in the Prime Lease, and any renewal of the
            Prime Lease in accordance therewith shall be deemed to be a renewal
            of this Lease upon the same terms and conditions as are applicable
            to such renewal of the Prime Lease.

      (c)   Condition of Additional Space - Tenant shall be deemed to have
            examined and accepted the Additional Space in the condition as of
            the date hereof, and no tenant or other allowance shall be paid by
            Landlord to Tenant in respect of the Additional Space.

      (d)   Default - Any default by Tenant under the Prime Lease shall be
            deemed to be a default hereunder, and any default hereunder shall be
            deemed to be a default under the Prime Lease.

      (e)   Termination - If the Prime Lease terminates for any reason
            whatsoever, this Lease shall terminate on the same date.

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      (f)   Occupancy Costs - Tenant shall pay as additional rent Occupancy
            Costs in respect of the Additional Space at the times and in the
            manner as payments of Occupancy Costs are to be made pursuant to the
            Prime Lease.

Except as specifically provided herein, the terms and conditions of the Prime
Lease are confirmed and continued in full force and effect.

This Lease shall be binding on the heirs, administrators, successors and assigns
(as the case may be) of the parties hereto.

IN WITNESS OF THIS LEASE Landlord and Tenant have properly executed it as of the
date set out on page one.

LANDLORD:                                    TENANT:

ST. PAUL PROPERTIES, INC.                    ADVANCED TELECOMMUNICATIONS, INC.

By: /s/ R. William Inserra                   By: /s/ Michael A. Donahue
    --------------------------------             -------------------------------
    R. William Inserra
    Vice President Asset Management          Its: Treasurer

3-3-97                                       Michael A. Donahue
------------------------------------         -----------------------------------
Date Executed                                Please Type Signature

                                             2/18/97
                                             -----------------------------------
                                             Date Executed

                                             -----------------------------------
                                             Witness to the signature of Tenant
                                             if not incorporated.

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                                                                       EXHIBIT 1

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