1 EXHIBIT 10.59 ASSIGNMENT OF PURCHASE AGREEMENT This Assignment is made and entered into this 15th day of August, 1996 by and between Ryan Properties, Inc. ("Assignor") and McLeod, Inc. ("Assignee"). 1. By execution hereof, Assignor does hereby...

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                                                                   EXHIBIT 10.59


                        ASSIGNMENT OF PURCHASE AGREEMENT


         This Assignment is made and entered into this 15th day of August, 1996
by and between ▇▇▇▇ Properties, Inc. ("Assignor") and ▇▇▇▇▇▇, Inc. ("Assignee").

1.       By execution hereof, Assignor does hereby assign to Assignee all of
         its right, title and interest in and to that certain Purchase
         Agreement by and between Assignor and Iowa Land and Building Company
         dated August 15, 1996.

2.       By execution hereof, Assignee hereby accepts the assignment from
         Assignor and agrees to assume any and all obligations of Assignee
         under the Purchase Agreement as assigned.

3.       This Assignment shall inure to the benefit of and be binding upon the
         successors and assigns of the parties hereto.

         IN WITNESS WHEREOF, the parties hereto have executed this Assignment
on the date and in the year first above written.


                                          ▇▇▇▇ PROPERTIES, INC.
                                
                                
                                    BY:   /s/ ▇▇▇▇ ▇. ▇▇▇▇▇
                                          ---------------------------------
                                          ▇▇▇▇ ▇. ▇▇▇▇▇, Vice President
                                         
                                         
                                         
                                          ▇▇▇▇▇▇, INC.
                                         
                                         
                                    BY:   /s/ ▇▇▇▇▇ ▇▇▇▇
                                          ---------------------------------
                                          NAME
                                         
                                          Chief Accounting Officer
                                          ---------------------------------
                                          TITLE
                                         
                                
         By execution hereof, Iowa Land and Building Company acknowledges the
above Assignment.

                            
                                          IOWA LAND AND BUILDING COMPANY
                                        
                                    BY:   /s/ ▇▇▇▇▇▇ ▇. ▇▇▇▇▇
                                          ---------------------------------
                                          ▇▇▇▇▇▇ ▇. ▇▇▇▇▇, Vice President