Document:

Exhibit 10.2

                                 LEASE AGREEMENT

This lease dated  August 29,  2000,  is entered into and executed by and between
BLACKHAWK BUSINESS CENTER, INC. dba DANVILLE BUSINESS CENTER (hereinafter called
"LESSOR") and ELVA (hereinafter called "LESSEE").

1. PREMISES: LESSOR hereby leases to LESSEE and LESSEE hereby leases from LESSOR
office  number(s)  TEN(10),  303 Diablo Road, Suite 100,  Danville,  California,
94526 (hereinafter called "PREMISES')

2.  TERM:  The term of this  lease  shall be for SIX (6)  months  commencing  on
September  11,  2000.  Upon the ending  date set forth  herein or any  extension
thereof,  the lease  herein  granted  shall be renewed and extended for the same
period of time as the original  term hereof,  unless  either party  notifies the
other in  writing at least  sixty  (60) days  prior to the  ending  date of this
Lease,  or the  ending of any  extensions  thereof,  that this Lease will not be
renewed.  For any renewal or  extension,  the monthly  rent shall be the current
rate being charged to new LESSEE's at that time for like space.

3.  RENT:  LESSEE  agrees to pay  LESSOR as monthly  rent for the  PREMISES  and
telecommunications  services as described in Exhibit "D" the sum of ONE THOUSAND
THREE HUNDRED SEVENTY DOLLARS AND 00/100 ($1,370.00) in advance on the first day
of each and every  calendar  month during said term.  In the event their term of
this  Lease  commences  or ends on a day other  than the first day of a calendar
month, then the rental for such period shall be prorated.

         All rents are due and payable on the first of each month. Any rents not
received  by LESSOR  within  five (5) days  after the due date are  subject to a
service  charge of ten percent (10%) of the past due balance.  In the event that
LESSEE  fails to pay any amount when due,  LESSEE  shall pay to LESSOR  interest
thereon  at an annual  rate of ten  percent  (10%) or such  lower rate as may be
maximum lawful rate.

4. A.  ADDITIONAL  AVAILABLE  SERVICES:  LESSOR will  provide,  at its  expense,
additional services which are available to LESSEE on a contract basis, and which
include, but are not limited to, telephone services,  secretarial services, word
processing,  photocopies,  mail services,  facsimile  transmission services, and
equipment rental. LESSEE may contract with LESSOR for these services as a tenant
under this Lease, and in that event,  LESSOR will bill LESSEE on a monthly basis
at  LESSOR'S  current  charge  or  charges  for each  and all of those  services
requested of LESSOR by LESSEE.

         All such charges for  additional  services are due and payable five (5)
days upon receipt of an invoice from LESSOR.  Any charges not received by LESSOR
within five (5) days after the due date are  subject to a service  charge of ten
percent (10%) of the past due balance. In the event that LESSEE fails to pay any
amount when due, LESSEE shall pay to LESSOR  interest  thereon at an annual rate
of ten percent (10%) or such lower rate as may be maximum lawful rate.

<PAGE>

         B. MAIL: Subject to any restrictions set forth herein, LESSEE is hereby
authorized  to use the  address  of LESSOR as  LESSEE's  business  address  (the
"PREMISES  ADDRESS"  herein).  Upon  termination  of  this  Lease  or use of the
PREMISES,  LESSEE  will  notify all  parties of  termination  of such use of the
PREMISES ADDRESS. In the event that either this Lease terminates or LESSEE is in
default  hereunder,  the  LESSEE's  right  to use  the  PREMISES  ADDRESS  shall
immediately  terminate,  and LESSOR will return to senders all mail addressed to
LESSEE.

         C.  FURNITURE  AND  EQUIPMENT:  in  the  event  LESSEE  rents  LESSOR's
furniture  or  other   equipment   including   but  not  limited  to  telephones
(hereinafter called "EQUIPMENT"), LESSEE shall not damage said EQUIPMENT or make
any  modifications,  alterations  or  attachments  thereto,  nor remove the same
without  the  written  consent  of  LESSOR,  which may be  withheld  in the sole
discretion  of  LESSOR.  If in the  opinion  of  LESSOR,  any  LESSEE  performed
modifications,  whether or not made with the  permission  of LESSOR,  interferes
with the normal use and  maintenance of the EQUIPMENT  and/or  telephone  system
and/or  switch at the  LESSOR's  center or  otherwise  creates a safety  hazard,
LESSOR may at LESSEE's expense,  remove any such modifications.  EQUIPMENT shall
be moved  only by  LESSOR or its  authorized  representatives.  LESSEE  shall be
responsible to pay all costs of such move at the then  published  LESSOR's fees.
LESSEE  shall pay for any and all moves,  adds and changes  relating to LESSEE's
telephone service unless otherwise waived in writing by LESSOR.

         Upon expiration of the term or other termination of this Lease,  LESSEE
shall return the furniture and EQUIPMENT to LESSOR in the same condition as when
provided,  normal  wear  and  tear  expected.  If at the end of the term of this
Lease,  LESSEE has performed  all of the  provision of this Lease,  the deposits
held on the  EQUIPMENT  or any  remaining  balance  will be  returned to LESSEE,
without interest, within forty-five (45) days after the end of the term.

5. POSSESSION:  If LESSOR, for any reason whatsoever,  cannot deliver possession
of the PREMISES at the  commencement of the term, the LESSOR shall not be liable
for any loss or damage caused  thereby nor shall this Lease be void or voidable,
but the  LESSEE  shall not be liable  for any rent until such time as the LESSOR
delivers possession.

6.  PERMITTED  USE: Said PREMISES  shall,  during the term of this Lease and any
extensions  thereof,  be used or the following business purposes only:  Business
offices of ELVA. LESSEE agrees that LESSEE will not offer or use the PREMISES to
provide other services or non-service  item provided by LESSOR to LESSOR's other
tenants or clients,  or make or permit use of the PREMISES which is forbidden by
law or  regulation,  or may be  hazardous  or unsafe,  or may tend to impair the
character,  reputation,  appearance  or  operation  of LESSOR.  LESSEE shall not
contract with or employ an administrative assistant or clerical staff member for
the  purpose of  providing  secretarial  services  or word  processing  services
without the prior written consent of LESSOR. The maximum number of person(s) who
may occupy the PREMISES is one (1) per office  unless prior  written  consent is
given by LESSOR.

7.  SECURITY DEPOSIT: LESSEE has deposited with LESSOR the sum of ONE THOUSAND
THREE HUNDRED SEVENTY DOLLARS AND 00/100 ($1,370.00).  Said sum shall be held by

                                        2

<PAGE>

LESSOR as  security  for the  faithful  performance  by LESSEE of all the terms,
covenants,  and  conditions  of this  Lease  during the term  hereof.  If LESSEE
defaults with respect to any provision of this Lease,  including but not limited
to the provisions  relating to the payment of rent, LESSOR may (but shall not be
required to) use,  apply or retain all or any part of this security  deposit for
the payment of any rent or any other  reason in  default,  or for the payment of
any other amount  which LESSOR may spend or become  obligated to spend by reason
of LESSEE's default, or to compensate LESSOR for any loss or damage which LESSOR
may suffer by reason of LESSEE's  default.  If any portion of said deposit is so
used or applied, LESSEE shall, upon written demand therefore,  deposit cash with
LESSOR in an amount  sufficient to restore the security  deposit to its original
amount, and LESSEE's failure to do so shall be a material breach of this Lease.

         LESSOR  shall not be required to keep this  security  deposit  separate
from  its  general  accounts.   If  LESSEE  performs  all  LESSEE's  obligations
hereunder, said deposit shall be returned to LESSEE, without payment of interest
within forty-five (45) days after the end of the lease term.

8. LEASE TERMINATION AND SURRENDER:  On expiration or sooner termination of this
Lease,  or any  extension  or  renewals  of this Lease,  LESSEE  shall  promptly
surrender  and deliver the  PREMISES to LESSOR in as good  condition as they are
now at the date of this Lease, reasonable wear and tear expected.

9.  ALTERATIONS:  LESSEE shall make no  alterations,  decorations,  additions or
improvements in or to the PREMISES without  LESSOR's prior written consent,  and
only by contractors or mechanics approved by LESSOR. All such work shall be done
at such  times and in such  manner as  LESSOR  may from time to time  designate.
LESSEE shall  provide,  at LESSEE's  expense,  plastic mat(s) to be placed under
each executive chair located within the PREMISES and will use it at all time. In
the event  mat(s) are not  installed  within one week of  move-in,  LESSOR  will
purchase and install said mat(s) at a cost to LESSEE of $65.00 each.

         Any  alterations,  decorations,  additions  or  improvements  by LESSEE
pursuant  to this  Lease  shall,  at the sole  option of  LESSOR,  be removed at
LESSEE's  expense at the  expiration  of the tenancy  under this Lease,  and the
PREMISES  shall  be  restored  to  their  state  and  condition  at the  date of
commencement at LESSEE's expense.

10. BUILDING ACCESS: Provided the LESSEE shall not be in default hereunder,  and
subject to the  provisions  elsewhere  herein  contained,  the LESSOR  agrees to
furnish to the PREMISES in reasonable quantities,  electric current for lighting
and normal office use only, common restroom  facilities with hot and cold water,
and heating and air conditioning.

         The "Facilities and Services"  described in Exhibit "B" attached to and
expressly  made a part of this  Lease by  reference  shall be  furnished  to the
PREMISES during normal  business  hours.  The LESSOR shall not be liable for any
damage caused as a result of furnishing any of the above described facilities or
services,  or for stoppage or  interruption of any said services caused by labor
disturbances,  or labor  disputes  (whether  caused  by  LESSOR  or  otherwise),
accident,  repairs  or other  cause;  nor  shall  LESSOR  be  liable  under  any
circumstances  for loss or injury to persons  or  property,  however  occurring,
through,  or in connection  with or incidental  to, the furnishing of any of the
foregoing or any other  service by LESSOR to LESSEE,  nor shall any such failure
relieve LESSEE from the duty to pay the full amount of rent herein specified, or
constitute or be construed as constructive or other eviction of LESSEE.

                                        3

<PAGE>

11. REPAIR:  By entry  hereunder,  LESSEE accepts the PREMISES as being in good,
sanitary order,  condition and repair. LESSOR shall have no obligation to alter,
remodel,  improve,  repair,  decorate or paint the PREMISES or any part thereof,
and the parties hereto affirm that LESSOR has made no  representations to LESSEE
respecting the condition of the PREMISES or the Building  except as specifically
herein set forth.

12. INSURANCE:  LESSEE, at his expense, will provide liability insurance for the
PREMISES  with a combined  single limit for bodily  injury and  property  damage
liability  of  $1,000,000  (one  million  dollars)  minimum.  The LESSOR will be
endorsed as an addition named insured on the liability  policy and a certificate
of  insurance  will be provided  to LESSOR by LESSEE.  The LESSOR will not carry
insurance on LESSEE's possessions and personal property.

13.  SIGNS AND  AUCTIONS:  LESSEE  shall not place any sign upon the PREMISES or
Building or conduct any auction thereon without LESSOR's prior written consent.

14.  CHOICE OF LAW:  This Lease  shall be  governed  by the laws of the State of
California.

         In the event the LESSOR  shall bring and sustain an action  against the
LESSEE for breach of any covenant,  agreement or condition herein contained,  or
for the recovery of  possession of the demised  PREMISES,  or should the LESSOR,
without  fault on its part,  be named as a defendant in any action or proceeding
brought  against the LESSEE in connection  with this Lease or arising out of its
occupancy of the demised  PREMISES,  the LESSEE will pay to LESSOR all costs and
expenses  incurred by it in such action or  proceeding,  including a  reasonable
attorney's fee.

15. SUBLET AND LICENSE:  Neither the LESSEE,  nor anyone claiming by, through or
under the LESSEE,  shall  mortgage or assign this Lease or sublet or license the
PREMISES  or any part  thereof or permit the use of the  PREMISES  by any person
other than the LESSEE  without  prior  written  consent of LESSOR  which  LESSOR
agrees it will not unreasonably withhold.

16. BUILDING  RULES:  The "Rules and  Regulations"  described in Exhibit "C" are
attached to and expressly made a part of this Lease by reference, and the LESSEE
hereby  expressly  covenants  and  agrees to abide by all of the said  Rules and
Regulations, as well as such reasonable modification thereof as may be hereafter
adopted and written  notice  thereof  given to LESSEE by the LESSOR.  The LESSOR
shall have no responsibility to the LESSEE for the violation or  non-performance
by any other tenant of said Building of any of said Rules and Regulations.

17.  WRITTEN  NOTICES:  All notices by LESSOR to LESSEE,  or by LESSEE to LESSOR
shall be in writing.

         Notices  to  LESSEE  shall be  deemed  to be duly  given  if  delivered
personally  to an officer  of  LESSEE,  or mailed by  registered  mail,  postage
prepaid, addressed to LESSEE at the demised PREMISES. Notices to LESSOR shall be
deemed to be duly  given if  delivered  personally  to Julie  Riele,  President,
Blackhawk  Business  Center,  Inc.  or other  officer  of  LESSOR,  or mailed by
registered mail, postage prepaid, address to LESSOR at its offices at 383 Diablo
Road, Suite 100, Danville, California, 94526.

18.  COMPLIANCE WITH LAW: LESSEE shall at LESSEE's own cost and expense,  comply
with all statutes, ordinances,  regulations and requirements of all governmental
agencies, whether federal,

                                        4

<PAGE>

state,  county or  municipal,  related to  LESSEE's  use and  occupancy  of said
PREMISES whether such statutes, ordinances,  regulations and requirements be now
in force or hereinafter enacted.

19. INSURANCE HAZARDS:  LESSEE shall not commit nor permit the commission of any
acts on said  PREMISES nor use or permit the use of said  PREMISES in any manner
that will  increase the existing  rates or cause the  cancellation  of any fire,
liability,  or other insurance  policy insuring the PREMISES or the improvements
to the PREMISES.  LESSEE shall, at his/its own cost and expense, comply with any
and all requirements of LESSOR's  insurance  carriers necessary of the continued
maintenance  of and  reasonable  rates for the fire and  liability  policies  of
LESSOR for the PREMISES and the improvements to the PREMISES.

20.  HOLD  HARMLESS:  LESSEE  agrees to  indemnify  and to hold  LESSOR  and the
property of LESSOR,  including the premises,  free and harmless from any and all
claims, liability,  loss, damage, or expenses resulting from LESSEE's occupation
and use of the PREMISES and Building.

21.  DEFAULT AND  ABANDONMENT  BY LESSEE:  Should  LESSEE  breach this Lease and
abandon the PREMISES prior to the natural  expiration of the term of this Lease,
LESSOR may: (a) continue this Lease in effect by not terminating  LESSEE's right
to  possession  of said  PREMISES,  in which event  LESSOR  shall be entitled to
enforce all its rights and  remedies  under this Lease,  including  the right to
recover the rents and other  obligations,  if any, of LESSEE  specified  in this
Lease as they  become  due under this  Lease;  or (b)  terminate  this Lease and
recover  from  LESSEE (i) The worth,  at the time of award,  of the unpaid  rent
which had been earned at the time of termination  of the Lease;  (ii) The worth,
at the time of award,  of the amount by which the unpaid  rent which  would have
been earned after  termination  of the Lease until the time of award exceeds the
amount of rental loss that LESSEE  proves  could have been  reasonably  avoided;
(iii) The worth,  at the time of award,  of the amount by which the unpaid  rent
for the  balance of the term of this Lease  after the time of the award  exceeds
the amount of rental loss that LESSEE proves could be reasonably  avoided;  (iv)
Any other amount necessary to compensate LESSOR for all detriment  approximately
caused by LESSEE's failure to perform his obligations under this Lease.

         Should  LESSEE  default  in the  performance  of any of the  covenants,
conditions, or agreements contained in this Lease or any addendum to this Lease,
LESSEE shall have breached the Lease and LESSOR may, in addition to the remedies
specified in this paragraph,  re-enter and regain possession of said PREMISES in
the manner provided by the Laws of Unlawful  Detainer of the State of California
then in effect.
         The remedies given to LESSOR in this  paragraph  shall not be exclusive
but shall be cumulative and in addition to all remedies now or hereafter allowed
by law or elsewhere  provided in this Lease.  The waiver by LESSOR of any breach
by  LESSEE  of any of the  provisions  of this  Lease  shall  not  constitute  a
continuing  waiver or a waiver of any subsequent  breach by LESSEE either of the
same or another provision of this Lease.

22. EMPLOYEES OF LESSOR: LESSEE agrees not to employ any employees of the LESSOR
during the  LESSEE's  stay  within the  PREMISES or for period of six (6) months
following  the  termination  of  this  Lease.   Because  of  the  difficulty  of
ascertaining the exact damages,  there shall be payable to the LESSOR the sum of
$10,000.00 (ten thousand dollars) liquidated damages for each such breach.

                                        5

<PAGE>

23.  ATTORNEY'S  FEES:  Should any litigation be commence between the parties to
this  Lease  concerning  the  PREMISES,  this  Lease or the rights and duties of
either in relation  thereto,  the party,  LESSOR or LESSEE,  prevailing  in said
litigation shall be entitled, in addition to such other relief as may be granted
in the litigation, to a reasonable sum as and for his/its attorneys fees in such
litigation  which shall be  determined  by the Court in such  litigation or in a
separate action brought for determining such sum.

24. PARTIAL INVALIDITY: Should any provision of this Lease be held by a Court of
competent  jurisdiction  to  be  either  invalid,  void  or  unenforceable,  the
remaining  provisions  of this  Lease  shall  remain in full  force and  effect,
unimpaired by the holding.

25. SOLE AND ONLY AGREEMENT: This instrument, together with any addenda thereto,
constitutes the sole and only agreement between LESSOR and LESSEE respecting the
PREMISES,  and correctly set forth the  obligations of LESSOR and LESSEE to each
other  as of  this  date.  Any  agreements  or  representations  respecting  the
PREMISES,  or their leasing by LESSOR to LESSEE, not expressly set forth in this
instrument are null and void.

"LESSOR"

BLACKHAWK BUSINESS CENTER, INC.

By:   /s/ Gary Riele                              Date:   9-5-00
-------------------------------------             -----------------
Gary Riele, Vice President

"LESSEE"

ELVA

By: Robert C.  Pierre
-------------------------------------
Print Name

By: /s/Robert C.  Pierre
-------------------------------------
Signature

Title:                                            Date:   8 29 2000
-------------------------------------             -----------------
         ELVA
         4540 Campus Drive
         Newport Beach, CA   92660
         (949) 252-5382

                                        6

<PAGE>

                                   EXHIBIT "A"

                                   FLOOR PLAN

[Diagram attached to original]

                                        7

<PAGE>

                                   EXHIBIT "B"

                             FACILITIES AND SERVICES

the  following  facilities  and  services  are  provided to LESSEE each month in
consideration for the monthly rent paid to LESSOR by LESSEE:

         Office space as specified in this Lease or any addenda thereto.

         Personalized  telephone  answering service during normal business hours
         (8:00 a.m. to 5:00 p.m., Monday through Friday,  except legal holiday).
         Hours are subject to change at LESSOR'S discretion.

         Full-time  receptionist service during normal business hours (8:00 a.m.
         to  5:00  p.m.,  Monday  through  Friday,  except  legal  holiday)  and
         reception  area with seating for visitors.  Hours are subject to change
         at LESSOR'S discretion.

         Mail receipt  handling;  incoming  mail sorted and placed in mail slot,
Monday through Friday.

         Use of a microwave oven and refrigerator/freezer.

         Coffee and tea for tenants  and  visitors.  Coffee  service for meeting
         shall be charged according to published rates and charges.

         Janitorial service.

         All  utilities  including  electric for lighting and normal  office use
         only, and heating and air conditioning.

         Four (4) hours per month per leased office usage of conference  room on
         a time-shared,  reservation basis with other Lessees.  One hour minimum
         billing. 24 hour notice of cancellation required.  Unused hours may not
         be carried forward.

         Adequate, free parking.

         Access to building 7 days per week, 24 hours per day.

Additional  administrative  services  are  provided  by  LESSOR  to LESSEE on an
as-needed basis and charged  according to the then current  published price list
for those services.

                                        8

<PAGE>

                                   EXHIBIT "C"

                              RULES AND REGULATIONS

LESSEE shall comply with all those Rules and Regulations as are set forth herein
below. As used in this Exhibit "C", the term  "PREMISES",  "LESSEE" and "LESSOR"
shall  have the  meaning  set  forth  in the  Lease of  which  these  Rules  and
Regulations form a part.

1. No part of the  Premises  shall be used to  manufacture  any  commodity or to
prepare  or  dispense  any food or  beverage,  nor shall any  cooking be done or
permitted in or about the  PREMISES,  and no vending  machine or machines of any
description shall be installed, maintained or operated in or about PREMISES.

2. No kerosene,  gasoline or combustible fluid or material shall be used or kept
in or about the PREMISES, nor shall any method of heating or air-conditioning be
used for the  PREMISES  other than that  supplied  by the LESSOR.  LESSEE  shall
comply with all fire regulations that may be approved by LESSOR.

3.  No animals or birds may be brought or kept in or about the PREMISES.

4. The  floors of the  PREMISES  shall not be  overloaded,  no shall any safe or
other heavy object be installed in the  PREMISES  without  sufficient  provision
being made for the proper distribution of the weight thereof.

5. LESSEE shall not install any radio or television antenna,  loudspeaker or any
other devise on the exterior walls of the building.

6. LESSEE shall keep PREMISES in a good state of preservation  and  cleanliness.
It shall not allow  anything  whatever  to fall from the windows or doors of the
PREMISES,  nor  shall  it sweep or  throw  from the  PREMISES  any dirt or other
substance  into any of the corridors or halls,  ventilators  or elsewhere in the
Building.  Refuse  shall be placed in  containers  in such a manner  and at such
times and places as LESSOR may direct.

7. The sidewalks,  entrances,  vestibules,  corridors,  halls, landings and fire
exits must not be  obstructed  or  encumbered  or used of any purpose other than
ingress and egress to and from the PREMISES and the Building.

8. Water closets and other water apparatus in the Building shall not be used for
any  purpose  other  than  those for which  they  were  designed,  nor shall any
sweepings,  rubbish,  rags or other  articles  be thrown  into same.  Any damage
resulting  from misuse of any water  closets or other  apparatus in the PREMISES
shall be repaired by LESSOR and paid for by LESSEE.

9. No vehicle belonging to LESSEE or to an employee,  licensee,  invitee, client
or visitor of LESSEE or occupant  shall be parked in such manner as to impede or
prevent  ready  access to any  entrance to or exit from the  Building or parking
garage by any other vehicle.

10. LESSEE,  its employees,  licensee,  invitee,  client or visitor of LESSEE or
occupant  of the  PREMISES  shall not at any time or for any  reason  whatsoever
enter  upon or  attempt  to enter  upon the roof of the  Building,  except  when
directed to do so by LESSOR or public  authorities in the event of a life safety
emergency

11. Canvassing, soliciting and peddling in or about the PREMISES or elsewhere in
the  Building  shall be  prohibited  and LESSEE and any occupant of the PREMISES
shall cooperate to prevent the same.

12. Unless approved by LESSOR, no hand trucks, except those equipped with rubber
tires  and side  guards,  shall be used in or about the  Building,  and no other
carts or vehicles of any kind shall be used in or about the Building.

13. No  furniture,  freight  or  equipment  of any kind  shall be  brought in or
received  in the  Building,  except at such time and in such  manner as shall be
approved by LESSOR.

                                        9

<PAGE>

14. The bulletin  board or directory of the Building  shall be used  exclusively
for the display of the names and  locations of the LESSEES and  occupants of the
Building, and LESSOR reserves the right to exclude any other names therefrom, to
limit  the  number  of  names  associated  with  particular  occupants  at rates
applicable to all occupants of the Building.

15.  LESSEE shall see that the  exterior  doors of the Building and the PREMISES
are closed and securely  locked on Saturdays and Sundays and legal  holidays and
not later than 6:00 p.m.  of each  other day.  LESSEE  shall  exercise  care and
caution that all water  faucets or water  apparatus are entirely shut off before
LESSEE or its employees leave the PREMISES, and that all utilities, electricity,
gas or air,  shall  likewise  be  carefully  shut off so as to prevent  waste or
damage.

16.  LESSEE shall comply with such  security  measures and  procedures as may be
approved by LESSOR for the operation of the Building and the conduct of business
therein.

17.  LESSEE shall not alter any lock or install any new or  additional  locks or
any bolts on any doors of the PREMISES.

18.  Lessee  and  invitees  or guests of Lessee are not  permitted  to smoke any
cigarettes, cigar or pipe in any area of the Building at any time.

19.  LESSOR  shall have the right to control and operate  those  portions of the
Building, other than the PREMISES, and heating and air conditioning,  as well as
facilities  furnished for the common use of the Lessees,  in such a manner as it
seems best for the Lessees generally.

20. Complaints  regarding services or operation of the Building shall be made in
writing to LESSOR.

21. These rules and  regulations and any consent or approval given hereunder may
be added to, amended or repealed at any time by the LESSOR.

                                       10

<PAGE>

                     PROPOSAL FOR OFFICE SPACE AND SERVICES
                            DANVILLE BUSINESS CENTER

                                  Presented to:
                                      Elva
                                 August 28, 2000

Monthly Fixed Charges:

<TABLE>
<S>                           <C>                                               <C>
Office Space:                 *Danville office, exterior                        $    1,100.00
                              *Unfurnished                                      $        0.00
                              *Office #10
                              *Six month lease agreement
Telecommunications Services:  *Standard phone package (2 Phone set up)                  85.00
                                Telephone line (voice), Speaker phone set
                               (Includes call forwarding, speed dialing,
                                3 way conference calling)
                                24 hour voicemail
                              *Standard phone package - 2nd user                        85.00
                              *DSL Line (high speed internet access)                   100.00
                              *Dedicated modem line                                      0.00
                              *Dedicated fax line                                        0.00
                                                                                --------------
                              Total monthly telecommunications services                270.00
                              Total monthly fixed charges (September Prorate)   $      883.80
Set up Fees:
                              *Security deposits (fully refundable):
                                Monthly fixed charges
                                   (rent and telecommunications)                $    1,370.00
                                Telephone set(s)                                       170.00
                                Office key(s) - Danville $ 20                           60.00
                                Office key(s) - Blackhawk $ 40                           0.00
                              *Telephone installation:                                 375.00
                                Phone/fax/modem line
                                Voicemail programming
                                DSL line
                              *Set up fees:
                                Administrative set up fee                               125.00
                                Directory listing & Door Sign - Danville                  0.00
                                Directory listing - Blackhawk                             0.00
                                Total set up fees                               $     2,100.00
                                TOTAL DUE UPON MOVE-IN                          $     2,983.80
</TABLE>

4 hours/month  conference room usage,  janitorial service,  parking,  utilities,
coffee/tea  service and 24 hour access are  included  at no  additional  charge.
Additional services including photocopying,  mail services, secretarial and word
processing services are available at scheduled rates and charges.

The submission of this proposal does not constitute a reservation  for an option
to lease.  Any lease shall become effective only upon the execution and delivery
thereof by lessor and lessee. The parties reserve the right to modify, redraw or
withdraw this proposal. This proposal expires end of business day on: Wednesday,
August 30, 2000.Exhibit 10.3

COPIES TO:

Patrick Misko, ELVA, S.A.

Robert Pierre, ELVA, S.A.

DOCUMENTS SIGNED ON THE BEHALF OF ELVA ASIA PTE LTD, INCLUDING:

-    DOCUMENTS RELATED TO THE INCORPORATION OF ELVA ASIA PTE LTD.

-    LEASE CONCERNING ELVA ASIA PTE LTD OFFICE PREMISES,  SIGNED FOR A PERIOD OF
     TWO YEARS FROM AUGUST 2000.

                                                                  Franck CRESPIN
                                                               ELVA Asia Pte Ltd
                                                                        20-12-00

<PAGE>

                                THE COMPANIES ACT
                                  (CHAPTER 50)
                                 Section 19 (2)
                                                                            FORM
                                                                             6
                            STATUTORY DECLARATION OF
                                   COMPLIANCE

Name of Company:           ELVA ASIA PTE LTD

     I,....Toh Kian Leong....of.....15 Beach Road, #03-10 Beach Centre Singapore
189677 *NCIR/S1206589B ...... so solemly and sincerely declare -

(a)  that  I am+  .....the  accountant  engaged  in  the  formation......of  the
     abovenamed proposed company;

(b)  that all the  requirements of the Companies Act and of the regulations made
     thereunder  in  respect  of  matters   precedent  and   incidental  to  the
     registration of the abovenamed proposed company have been complied with;

     And I make this solemn declaration conscientiously believing the same to be
true and by virtue of the provisions of the Statutory Declarations Act 1835.

Declared at ..... Singapore ... this ...27th ... day of ... Oct ... 2000

                                                        /s/ Toh Kian Leong
                                                        -----------------------
                                                        Signature
                                                        Toh Kian Leong

Before me

Signature   /s/ Robin Lim Boon Cheng
              -----------------------------------
(Seal)    [Commissioner  for Oaths Singapore Robin Lim Boon Cheng  C20000/0387 1
          Apr 2000 - 31 Mar 2001]

--------------------------------------------------------
* Delete where inapplicable.
+ Insert "the  solicitor/the  accountant  engaged in the formation" or "a person
named in the articles as a director or secretary".
        =================================================================
Loged in the office of the Registrar of Companies &|        For Official Use
Businesses by                                      |---------------------------
Name: PARK CRESCENT SERVICES PTE LTD               | Date of Registration:
Address: 15 Beach Road #03-07                      | Receipt No:
             Beach Centre                          | Checked By:
             Singapore 189677
A/c No:                    Tel No: 336 2827
                           Fax No: 337 2806

<PAGE>

                                THE COMPANIES ACT
                                  (CHAPTER 50)
                                 Section 19 (3)
                                                                            FORM
                                                                              7
                             CERTIFICATE OF IDENTITY

Name of Company:           ELVA ASIA PTE LTD

I ......Toh Kian Leong ......,  ... Certified Public Accountant ...., of .... 15
Beach Road, #03-10 Beach Centre, Sinapore 189677 ...... *NRIC/ No: ... S1206589B
 ....  do  hereby  certify  to the  best of my  knowledge  and  ability  that the
following person(s) is/are identified by me as *Subscriber(s)/Officers(s) to the
Memorandum and Articles of Association of the abovenamed proposed company:

1  Name of *subscriber/officer: Franck Bernard Alain Crespin
   Address: 48A Toh Tuck Road, #02-03 Signature Park, Singapore 596740
   Fin No: F7889057Q
   /Passport No: 99AE 00942                    Nationality: French
--------------------------------------------------------------------------------
2  Name of *subscriber/: Franck Bernard Alain Crespin
                         for and on behalf of Elva Inc
   Address: 48A Toh Tuck Road, #02-03 Signature Park, Singapore 596740
   Fin No: F7889057Q
   /Passport No: 99AE 00942                    Nationality: French
--------------------------------------------------------------------------------
3  Name of *subscriber/officer:
   Address:
   *NRIC/Passport No:                          Nationality:
--------------------------------------------------------------------------------
4  Name of *subscriber/officer:
   Address:
   *NRIC/Passport No:                          Nationality:
--------------------------------------------------------------------------------

Dated this ..... 6th ..... day of .... October .... 2000

                                            Signature: /s/ Toh Kian Leong
                                      Name of * /
                                                /
                                     Approved Company Auditor: Toh Kian Leong
* Delete where inapplicable.

        =================================================================
Loged in the office of the Registrar of Companies &|        For Official Use
Businesses by                                      |---------------------------
Name: PARK CRESCENT SERVICES PTE LTD               | Date of Registration:
Address: 15 Beach Road #03-07                      | Receipt No:
             Beach Centre                          | Checked By:
             Singapore 189677
A/c No:                    Tel No: 336 2827
                           Fax No: 337 2806

<PAGE>

                                THE COMPANIES ACT
                                  (CHAPTER 50)
                                 Section 19 (3)
                                                                            FORM
                                                                              7
                             CERTIFICATE OF IDENTITY

Name of Company:           ELVA ASIA PTE LTD

I ......Leise Purtle ......, ... Notary Public ...., of .... 4847 Hopyard Rd Ste
4, Pleasanton, CA, U.S.A. 94588 ...... *Commission #: ... 1261602 .... do hereby
certify to the best of my  knowledge  and ability that the  following  person(s)
is/are  identified  by me as  */Officers(s)  to the  Memorandum  and Articles of
Association of the abovenamed proposed company:

1  Name of */officers: Vincent Cedric Colnot
   Address: 17 rue Jean-Jacques Rousseau, 94200 Ivry, France

   /Passport No: 98IH 29410                    Nationality: French
--------------------------------------------------------------------------------
2  Name of *subscriber/officers:
   Address:
   *NRIC/Passport No:                          Nationality:
--------------------------------------------------------------------------------
3  Name of *subscriber/officers:
   Address:
   *NRIC/Passport No:                          Nationality:
--------------------------------------------------------------------------------
4  Name of *subscriber/officers:
   Address:
   *NRIC/Passport No:                          Nationality:
--------------------------------------------------------------------------------
Dated this ..... 6th ..... day of .... October .... 2000

(SEALOF THE STATE OF CALIFORNIA)
[LEISE PURTLE                                        Signature: /s/ Leise Purtle
COMM.#1261602                                Name of * Notary Public/
NOTARY PUBLIC-CALIFORNIA                               /
ALAMEDA COUNTY                                         /: Leise Purtle
My Comm.  Expires Apr.  22, 2004

* Delete where inapplicable.
        =================================================================
Loged in the office of the Registrar of Companies &|        For Official Use
Businesses by                                      |---------------------------
Name: PARK CRESCENT SERVICES PTE LTD               | Date of Registration:
Address: 15 Beach Road #03-07                      | Receipt No:
             Beach Centre                          | Checked By:
             Singapore 189677
A/c No:                    Tel No: 336 2827
                           Fax No: 337 2806

<PAGE>

                                THE COMPANIES ACT
                                  (CHAPTER 50)
                                 Section 19 (3)
                                                                            FORM
                                                                             24
                          RETURN OF ALLOTMENT OF SHARES

Name of Company:           ELVA ASIA PTE LTD

         The issue of the shares referred to in this return was made pursuant to
a resolution passed by the members of the company on ..... N.A. .....

         The shares  referred to in this return were allotted,  or are deemed to
have been allotted under section 63(6) of the Companies Act, to the allottees on
the dates indicated.

1 Payable in cash
<TABLE>
<S>                                                 <C>          <C>          <C>
Class of Shares                                     Ordinary     Preference   Others
Numbers of shares                                   50,000          |            |
Nominal amount of each share                        $1.00           |            |
Amount paid or due and payable on each share                        |            |
                                                    $1.00d         N.A.         N.A.
                             due and payable         -              |            |
Amount of premium paid or payable on each share      -              |            |
</TABLE>

2 For a consideration other than cash (*See Form 25/contract in writing)

<TABLE>
<S>                                                 <C>          <C>          <C>
Class of Shares                                     Ordinary     Preference   Others
Numbers of shares                                    50,000          |          |
Nominal amount of each share                           N.A.         N.A.       N.A.
Amount to be treated as paid on each share              |            |          |
</TABLE>

The consideration for which the shares have been so alloted is as follows:

----------------------------------  N.A. -----------------------------------

        =================================================================
Loged in the office of the Registrar of Companies &|        For Official Use
Businesses by                                      |---------------------------
Name: PARK CRESCENT SERVICES PTE LTD               | Date of Registration:
Address: 15 Beach Road #03-07                      | Receipt No:
             Beach Centre                          | Checked By:
             Singapore 189677
A/c No:                    Tel No: 336 2827
                           Fax No: 337 2806

<PAGE>

Form 24 Continuation Sheet 1

(Please use continuation sheets if space provided is insuffient)
                                                                            FORM
                                                                             24
Name of Company:           ELVA ASIA PTE LTD

Company No:

3    List of the allottees and an account of the shares  allotted to them are as
     follows:

<TABLE>
<S>                                        <C>
(a) Name                                   (e) + No and class of shares allotted and
(b) Address                                consideration therefor
(c) NRIC/Passport No/Registration No       (f) Date of allotment
(d) Nationality/Country of Incorporation
-----------------------------------------  ------------------------------------------

Elva Inc.                                   499,999 oridnary shares of $1.00 each alloted
222 Lakeview Avenue                         for cash on date of incorporation
Suite 415
West Palm Beach
Florida
United States of America
Regn No: 65-0790761
Incorporated in the United States of America
</TABLE>

Franck  Bernard Alain Crespin 1 ordinary share of $1.00 each alloted for 48A Toh
Tuck Road cash on date of incorporation #02-03 Signature Park
Singapore 596740
P/P: 99AE00942
Fin: F7889057Q
French

* Delete where inapplicable.
+  Please   specify   if  class  of  shares  is  other   than   Ordinary   (i.e.
Preference/Others) and if consideration is otherwise than in cash.
  Details of consideration need not be provided.

<PAGE>

Form 24 Continuation Sheet 2

(Please use continuation sheets if space provided is insuffient)
                                                                         FORM 24
Name of Company:           ELVA ASIA PTE LTD

Company No:

4    Upon the  abovementioned  allotment  of shares,  the  position of the Share
     Capital is as follows:

                               Oridinary             Preference        Others
Authorised Share Capital       $ 100,000.00             |                 |
Issued Share Capital           $   50,000.00           N.A.              N.A.
Paid-up Share Capital          $   50,000.00            |                 |

CERTIFICATE:

I hereby certify, in relation to the abovenamed company, that -

     (a)  the company has more than 500 members;

     (b)  the  company  keeps  its  principal   shares   register  at  (address)
          -------------------------

     (c)  the company  provides  reasonable  accommodation  and  facilities  for
          persons to  inspect  and take  copies of its list of  members  and its
          particulars of shares transferred;

     (d)  the shares referred to in this return were allotted for cash;

     (e)  the  shares   referred  to  in  this  return  were   allotted   for  a
          consideration  other  than cash and the  number of persons to whom the
          shares have been allotted exceeds 500.

Dated:   6 October 2000

                                    Signature: /s/ Franck Bernard Alain Crespin

                               Name of *Director/: FRANCK BERNARD ALAIN CRESPIN

-----------------------------------------
* Delete wher inapplicable
+ This  Certificate  is not to be  completed  if  paragraph  3 of  this  form is
completed.

<PAGE>

                                THE COMPANIES ACT
                                  (CHAPTER 50)
                         Sections 143 (1) and 368 (1)(f)
                                                                            FORM
                                                                              44
                             NOTICE OF SITUATION OF
                            REGISTERED OFFICE AND OF
                             OFFICE HOURS AT TIME OF
                                  REGISTRATION

Name of Company:           ELVA ASIA PTE LTD

Company No:

The Registrar of Companies & Businesses,
Singapore

     The abovenamed company gives notice that at the time of incorporation:

     (a)  its registered office will be situated at:    7500A Beach Road
                                                        #14-306/307 The Plaza
                                                        Singapore 199591

     (b) the days and hours during which the office will be open and  accessible
to the public will be:

                                               Mondays to Fridays
                                              (from 9.00 a.m. to 6.00 p. m.)

Dated this ..6th ..day of ....October ....2000

                                      Signature: /s/ Frank Bernard Alain Crespin
                                      ------------------------------------------

                              Name of *Director/: FRANCK BERNARD ALAIN CRESPIN

-----------------------------------------
* Delete wher inapplicable
        =================================================================
Loged in the office of the Registrar of Companies &|        For Official Use
Businesses by                                      |---------------------------
Name: PARK CRESCENT SERVICES PTE LTD               | Date of Registration:
Address: 15 Beach Road #03-07                      | Receipt No:
             Beach Centre                          | Checked By:
             Singapore 189677
A/c No:                    Tel No: 336 2827
                           Fax No: 337 2806

<PAGE>

                                THE COMPANIES ACT
                                  (CHAPTER 50)
                                 Section 146 (1)
                                                                            FORM
                                                                              45
                           CONSENT TO ACT AS DIRECTOR
                              AND STATEMENT OF NON
                             DISQUALIFICATION TO ACT
                                   AS DIRECTOR

Name of Company:           ELVA ASIA PTE LTD

Company No:

     I .....Frank  Bernard Alain Crespin  ......(Name) of ....48A Toh Tuck Road,
#02-03   Signature  Park,   Singapore  596740   ....(Address),   */Passport  No:
 ...99AE00942  (Fin No: F7889057Q) ..... hereby consent to act as director of the
abovenamed  company  with  effect  from  ...date of  incorporation  ....  and as
required under section 146(1) of the Companies Act, I state as follows:

     (1)  That I am  not  less  than  21  years  of age  and  that I am of  full
          capacity.
     (2)  That I am not an  undischarged  bankrupt in  Singapore or in any other
          foreign jurisdiction.
     (3)  Within a period of 5 years preceding the date of this statement I have
          not had any disqualification order made by the High Court of Singapore
          against me under section 149 or 154(2) of the Act.
**   (4)  That within a period of 5 years  preceding 12 November 1993 I have not
          been convicted whether within or without Singapore, of any offence -
          (a)  in connection  with the  promotion,  formation or management of a
               corporation;
          (b)  involving  fraud or  dishonesty  punishable  on  conviction  with
               imprisonment for 3 months or more; or
          (c)  under  section 157 (failure to act honestly and  diligently  as a
               director or making improper use of company  information for gain)
               or under 339 (failure to keep proper company  accounts  books) of
               the Act.
**   (5)  That within a period of 5 years preceding the date of this statement I
          have not been  convicted,  in Singapore or  elsewhere,  of any offence
          involving   fraud  or  dishonesty   punishable   on  conviction   with
          imprisonment for 3 months or more.
     (6)  That -
          (a)  I have  not  been  convicted  of 3 or  more  offences  under  the
               Compnaies  Act in relation to the  requirements  on the filing of
               returne,  accounts  or  other  documents  with the  Registrar  of
               Companies  and have not had 3 or more  order of the High Court of
               Singapore  made against me under  section 13 or 399 of the Act in
               relation to such requirements; and
          (b)  involving  fraud or  dishonesty  punishable  on  conviction  with
               imprisonment for 3 months or more; or
     (7)  By virtue of the  foregoing  I am not  disqualified  from  acting as a
          director of the above named company.

*Delete wher inapplicable
**Where   the   disqualified   person   is   sentence   to   imprisonment,   his
disqualification takes effect on conviction and continues of a period of 5 years
on his release from prision.

<PAGE>

Form 45 Continuation Sheet 1

Name of Company:           ELVA ASIA PTE LTD
                                                                            FORM
                                                                              45
Company No:

     (8)  That -
          *(a) I have read and understand the above statements; or
          *(b) the above statements were interpreted to me in

                                  -
        -----------------------------------------------------------------------
        by                        -
        -----------------------------------------------------------------------
        NRIC NO:                  -
        -----------------------------------------------------------------------

          before I  executed  this form and I confirm  that the  statements  are
          true. I am also aware that I can be prosecuted in Court if I willfully
          give any information on this form which is false.

                                Signature: /s/ Frank Bernard Alain Crespin
                                         --------------------------------------
                                         FRANK BERNARD ALAIN CRESPIN

         I do hereby certify that the abovenamed  person  appeared before me and
signed the Consent  together  with the  Statement in my presence and that I have
verified his/her identity.

                                Signature: /s/ Toh Kian Leong
                                         --------------------------------------
                                         TOH KIAN LEONG

                        Name of: Approved Company Auditor

Dated this .... 6th .... day of .... October .... 2000

* Delete wher inapplicable
        =================================================================
Loged in the office of the Registrar of Companies &|        For Official Use
Businesses by                                      |---------------------------
Name: PARK CRESCENT SERVICES PTE LTD               | Date of Registration:
Address: 15 Beach Road #03-07                      | Receipt No:
             Beach Centre                          | Checked By:
             Singapore 189677
A/c No:                    Tel No: 336 2827
                           Fax No: 337 2806

<PAGE>

NAME OF COMPANY:                ELVA ASIA PTE LTD
                        --------------------------------

Name: Frank Bernard Alain CRESPIN                 Chinese Characters:      N.A.
Town & Place of Birth: Les Lilas, France          Date of Birth: 12 January 1969
Natinality/Citizenship     (a) Current:    French
                           (b) At Birth: Frenc
Occupation:     Area Manager
Travel Document Number: 99AE00942                 Date of Issue: 26 October 1999
(Please specify: whether PASSPORT/
Certificate of Identity/Document of
Identity/Others)
                              Country of Issue: Singapore
                                    (French Embassy)
Identity Card -FIN- Number: F7889057Q              Date of Issue:   Dec 1999
                              Country of Issue: Singapore
Address In:(a) Singapore        48A Toh Tuck Road
                                #02-03 Signature Park
                                Singapore 596740
            (b) Overseas

            (c) Others
                              N.A.
                              N.A.
Countries of Residence
(if different from Country of Birth)
      Period
From         To               Country

1969         1994             France
1994         1995             United Kingdom
1995         1996             France
1996         Present          Singapore

                                       /s/ Frank Bernard Alain Crespin
                                       -----------------------------------------
                                                         Signature

                                       FRANK BERNARD ALAIN CRESPIN
                                       -----------------------------------------
                                       Name of Person Completing this Form

<PAGE>

                                THE COMPANIES ACT
                                  (CHAPTER 50)
                                 Section 146 (1)
                                                                            FORM
                                                                              45
                           CONSENT TO ACT AS DIRECTOR
                              AND STATEMENT OF NON
                             DISQUALIFICATION TO ACT
                                   AS DIRECTOR

Name of Company:           ELVA ASIA PTE LTD

Company No:

     I  .....Vincent  Cedric  Colnot  ......(Name)  of ....17  rue  Jean-Jacques
Rousseau,  94200 Ivry, France  ....(Address),  */Passport No: ...98IH29410 .....
hereby  consent to act as director of the  abovenamed  company  with effect from
 ...date of  incorporation  ....  and as  required  under  section  146(1) of the
Companies Act, I state as follows:

     (1)  That I am  not  less  than  21  years  of age  and  that I am of  full
          capacity.
     (2)  That I am not an  undischarged  bankrupt in  Singapore or in any other
          foreign jurisdiction.
     (3)  Within a period of 5 years preceding the date of this statement I have
          not had any disqualification order made by the High Court of Singapore
          against me under section 149 or 154(2) of the Act.
**   (4)  That within a period of 5 years  preceding 12 November 1993 I have not
          been convicted whether within or without Singapore, of any offence -
          (a)  in connection  with the  promotion,  formation or management of a
               corporation;
          (b)  involving  fraud or  dishonesty  punishable  on  conviction  with
               imprisonment for 3 months or more; or
          (c)  under  section 157 (failure to act honestly and  diligently  as a
               director or making improper use of company  information for gain)
               or under 339 (failure to keep proper company  accounts  books) of
               the Act.
**   (5)  That within a period of 5 years preceding the date of this statement I
          have not been  convicted,  in Singapore or  elsewhere,  of any offence
          involving   fraud  or  dishonesty   punishable   on  conviction   with
          imprisonment for 3 months or more.
     (6)  That -
          (a)  I have  not  been  convicted  of 3 or  more  offences  under  the
               Compnaies  Act in relation to the  requirements  on the filing of
               returne,  accounts  or  other  documents  with the  Registrar  of
               Companies  and have not had 3 or more  order of the High Court of
               Singapore  made against me under  section 13 or 399 of the Act in
               relation to such requirements; and
          (b)  involving  fraud or  dishonesty  punishable  on  conviction  with
               imprisonment for 3 months or more; or
     (7)  By virtue of the  foregoing  I am not  disqualified  from  acting as a
          director of the above named company.

*Delete wher inapplicable
**Where   the   disqualified   person   is   sentence   to   imprisonment,   his
disqualification takes effect on conviction and continues of a period of 5 years
on his release from prision.

<PAGE>

Form 45 Continuation Sheet 1

Name of Company:           ELVA ASIA PTE LTD
                                                                            FORM
                                                                              45
Company No:

     (8)  That -
          *(a) I have read and understand the above statements; or
          *(b) the above statements were interpreted to me in

                                  -
        -----------------------------------------------------------------------
        by                        -
        -----------------------------------------------------------------------
        NRIC NO:                  -
        -----------------------------------------------------------------------

          before I  executed  this form and I confirm  that the  statements  are
          true. I am also aware that I can be prosecuted in Court if I willfully
          give any information on this form which is false.

                                  Signature: /s/ Vincent Cedric Colnot
                                           ------------------------------------
                                           VINCENT CEDRIC COLNOT

         I do hereby certify that the abovenamed  person  appeared before me and
signed the Consent  together  with the  Statement in my presence and that I have
verified his/her identity.

(SEALOF THE STATE OF CALIFORNIA)
[LEISE PURTLE                                        Signature: /s/ Leise Purtle
COMM.#1261602                            Name of * Notary Public/
NOTARY PUBLIC-CALIFORNIA                                    /
ALAMEDA COUNTY                                              /: Leise Purtle
My Comm.  Expires Apr.  22, 2004]
Dated this ..... 6th ..... day of .... October .... 2000

* Delete where inapplicable.
        =================================================================
Loged in the office of the Registrar of Companies &|        For Official Use
Businesses by                                      |---------------------------
Name: PARK CRESCENT SERVICES PTE LTD               | Date of Registration:
Address: 15 Beach Road #03-07                      | Receipt No:
             Beach Centre                          | Checked By:
             Singapore 189677
A/c No:                    Tel No: 336 2827
                           Fax No: 337 2806

<PAGE>

NAME OF COMPANY:              ELVA ASIA PTE LTD
                        --------------------------------

Name: Vincent Cedric COLNOT                     Chinese Characters:         N.A.
Town & Place of Birth: Moulins, France          Date of Birth: 24 August 1963
Natinality/Citizenship     (a) Current:    French
                           (b) At Birth: French
Occupation:          President
Travel Document Number: 98IH29410               Date of Issue:   26 March 1998
(Please specify: whether PASSPORT/
Certificate of Identity/Document of
Identity/Others)
                              Country of Issue: France
Identity Card Number:          N.A.                        Date of Issue:   N.A.
                              Country of Issue: N.A.
Address In:(a) Singapore                                   N.A.

            (b) Overseas

            (c) Others
                              17 rue Jean-Jacques Rousseau
                              94200 Ivry
                              France
                              N.A.
Countries of Residence
(if different from Country of Birth)
      Period
From         To               Country

                N.A.

                                Signature: /s/ Vincent Cedric Colnot
                                         --------------------------------------
                                                           Signature

                                         VINCENT CEDRIC COLNOT
                                         --------------------------------------
                                         Name of Person Completing this Form

<PAGE>

                                THE COMPANIES ACT
                                  (CHAPTER 50)
                         Section 146(1), 173(6) and 205
                                                                            FORM
                                                                              49
                          RETURN GIVING PARTICULARS IN
                        REGISTER OF DIRECTORS, MANAGERS,
                            SECRETARIES AND AUDITORS
                           AND CHANGES OF PARTICULARS

Name of Company:           ELVA ASIA PTE LTD

Company No:

The *particulars are as follows:

<TABLE>
<S>                             <C>                      <C>
(a) Name                        (c)*NRIC/Passport No     (f) Nature of Appointment/ Change
(b) Reidential Address          (d) Nationality          /Cessation and Effective Date (For
                                (e) Occupation           new companies, state "Appointed with
                                                         effect from date of incorporation")
+    DIRECTORS

Franck Bernard Alain Crespin    P/P: 99AE00942           Appointed with effect from date of
48A Toh Tuck Road               Fin: F7889057Q           incorporation
#02-03 Signature Park           French
Singapore 596740                Area Manager

Vincent Cedric Colnot           P/P: 98IH29410           Appointed with effect from date of
17 rue Jean-Jacques Rousseau    French                   incorporation
94200 Ivry France               President
</TABLE>

Dated ... 6 October 2000 ...

                                    Signature   /s/ Frank Bernard Alain Crespin
                                              ---------------------------------
                                    Name of *Director/
This Form consists of this page                FRANK BERNARD ALAIN CRESPIN
         *and - continuations sheets          ---------------------------------

* Delete where inapplicable.
+Insert headings, ie, Directors, Managers, Secretaries or Auditors
-----------------------------
Note: Attach Annexes for particulars of other  directorships of public companies
or thier  subsidiaries in Singapore.  Changes in respect of NRIC/Passport No and
address notified herin will be updated by the Registry in all other companies of
which the above  persons are officers and  shareholder.  Auditors need only give
their firm's name and address.
        =================================================================
Loged in the office of the Registrar of Companies &|        For Official Use
Businesses by                                      |---------------------------
Name: PARK CRESCENT SERVICES PTE LTD               | Date of Registration:
Address: 15 Beach Road #03-07                      | Receipt No:
             Beach Centre                          | Checked By:
             Singapore 189677
A/c No:                    Tel No: 336 2827
                           Fax No: 337 2806

<PAGE>

                                THE COMPANIES ACT
                                  (CHAPTER 50)
                  Sections 50(2)(b) and (d), 45(1)(h), 109(3),
                    213(8)(a), 368(1)(a), (b), (e), .....etc
                                                                            FORM
                                                                              94
                              GENERAL LODGMENT FORM

Name of Company:           ELVA ASIA PTE LTD

Company No:

Name of person lodging this form:  Franck Bernard Alain Crespin

*/Passport No:                     99AE00942
   Fin No:                         F7889057Q

Address:                           48A Toh Tuck Road, #02-03 Signature Park,
                                   Singapore 596740

Designation:                       Director

1    I, the  abovenamed  person,  hereby lodge the following  document (the text
of which is set out below) in respect of the above mentioned company:

         (1) Nature of document:            Power of Attorne

         (2) Date of document:              7 September 2000

         (3) The text of the document is as follows:
                  *(The document is annexed hereto)

                         The document is annexed hereto

2    This lodgment was compled and signed by me on:   6 October 2000

/s/ Frank Bernard Alain Crespin
--------------------------------------------
Signature of person making lodgment

FRANK BERNARD ALAIN CRESPIN * Delete where inapplicable.
        =================================================================
Loged in the office of the Registrar of Companies &|        For Official Use
Businesses by                                      |---------------------------
Name: PARK CRESCENT SERVICES PTE LTD               | Date of Registration:
Address: 15 Beach Road #03-07                      | Receipt No:
             Beach Centre                          | Checked By:
             Singapore 189677
A/c No:                    Tel No: 336 2827
                           Fax No: 337 2806

<PAGE>

                               POWER OF ATTORNEY
                       ---------------------------------

BY THIS POWER OF  ATTORNEYgiven  on the 7th day of September 2000, Elva, Inc., a
Company  incorporated  in the United States of America and having its registered
office at 222 Lakeview Avenue, Suite 415, West Palm Beach,  FLORIDA, USA, hereby
appoint  Mr Franck  Bernard  Alain  CRESPIN  (Passport  No.  99AE00942  and FIN:
F7889057Q)  of 48A Toh Tuck  Road  #02-03  Signature  Park,  596 740  Singapore,
(hereinafter  called "the attorney") as its true and lawful attorney and tha the
attorney be and is herby authorized to subscribe on behalf of Elva, Inc., to the
Memorandum  and  Articles  of  Association  of a Company to be  incorporated  in
Singapore  and to be known as Elva  Asia Pte Ltd for  49,999  ordinary  share of
S$1.00  each in the  capital  of such  Company  and to sign any other  documents
requiring execution by Elva Inc. relating to the incorporation of such Company.

The Common Seal of Elva Inc.  )
                              )        ELVA, Inc.
is hereunto affixed in the    )        222 Lakeview Avenue, Suite 415
                              )        West Palm Beach
presence of:                   )        FLORIDA 33401 - USA
                              )

/s/ Patrick Misko                          /s/
------------------------------             ------------------------------------
DIRECTOR                                   DIRECTOR/SECRETARY

                                   ELVA, Inc.
       222 Lakeview Avenue, Suite 415 - / West Palm Beach, FL 33401 - USA
                   Tel: (561) 659 65 30 - Fax: (561 659 53 71

<PAGE>

                                                     Original

                                 INLAND REVENUE
                                    AUTHORITY
                                  OF SINGAPORE

                            Certificate of Stamp Duty

 Certificate No.              : 014051-00LA1-1-031929600
 Certificate Issued Date      : 20/12/2000

 User's Reference             : 0007/LS
 Unique Doc. Reference        : 2000122000358
 Description of Document      : Agreement For Lease (Ad Valorem)
 Date of Document             : 20/12/2000

 Property Description         :
 Building                     : 7500A, Beach Road, #14-306/307, Singapore 199591

 Landlord/Lessor              : AGROPURO ENTERPRISES PTE LTD (ROC-198204004N)
 Tenant/Lessee                : ELVA ASIA PTE LTD (ROC - 200009237H)

 Stamp Duty                   : S$ 288.00
 Total Amount                 : S$288.00

 20/12/2000fjc2001
 S$ 288.00
 014051-00LA1-1-031929600

 fl44efb13f92f4daaa1c55628849aa0a

<PAGE>

                                TENANCY AGREEMENT

AN AGREEMENT made on the 20th of December Two Thousand (2000)

BETWEEN

AGROPURO ENTERPRISES PTE LTD

Company  Registration  No:  198204004N  of 7500A  Beach Road  #14-305  The Plaza
Singapore 199591 (hereinafter called "the Landlord" which expression shall where
the  context so admits  include  the person  entitled  for the time being to the
reversion immediately expectant on the term hereby created) of the one part

AND

ELVA ASIA PTE LTD

Company  Registration  No:  200009237H of 7500A Beach Road #14-306/307 The Plaza
Singapore 199591  (hereinafter  called "the Tenant" which expression shall where
the context so admits include the Tenant's  successors and assigns) of the other
part.

NOW IT IS HEREBY AGREED as follows:

1    The Landlord  agrees to let and the Tenant agrees to take all that property
     known  as  7500A  Beach  Road   #14-306/307  The  Plaza  Singapore   199591
     (hereinafter  called  "the said  premises")  together  with the  furniture,
     fixtures and fittings therein belonging to the Landlord (hereinafter called
     "the  furniture")  TO HOLD unto the Tenant from the 16th day of August 2000
     for a term of Two (2) Years,  at the rent of DOLLARS  Three  Thousand  Only
     (S$3,000.00) per month comprising:

     (a)  Dollars Two Thousand  Three  Hundred  Ninety Seven & Cents Thirty Only
          (S$2,397.30) being rental in respect of the said premises;

     (b)  Dollars  Six  Hundred  Two  &  Cents  Seventy  Only  (S$602.70)  being
          maintenance charges; and

     The first payment of Dollars Three Thousand Only  (S$1,500.00) for the rent
     for the period  from 16th  August  2000 to 31 August 2000 is payable on the
     signing of this  Agreement.  Subsequent  payment of Dollars Three  Thousand
     Only   (S$3,000.00)  is  payable  monthly  in  advance  without   deduction
     whatsoever on the 1st day of each month.

2.   The Tenant hereby agrees with the Landlord as follows:

(a)  To pay the said rent at the times and in manner aforesaid.

(b)  To pay a deposit of DOLLARS Six Thousand Only  (S$6,000.00)  being equal to
     Two (2) months rent upon the signing of this Agreement (the receipt whereof
     the Landlord  hereby  acknowledges)  as security  against the breach of any
     term or condition of this  Agreement,  such deposit to be refunded (free of
     interest) at the expiry or lawful termination of this tenancy. This deposit
     shall not be utilised  as set-off  for any rent due and payable  during the
     duration of this Agreement.

                                        2

<PAGE>

(c)  To pay all  charges  due in respect of any  telephones  or other  equipment
     installed at the said premises, including any tax payable thereon.

(d)  To pay all charges for the supply of water, electricity,  gas and any water
     borne sewerage system, any such installations installed or used at the said
     premises, including any tax payable thereon.

(e)  To keep the interior of the said  premises  including the furniture and the
     doors and  windows  thereof in good and  tenantable  repair  and  condition
     throughout  this  tenancy  (fair wear and tear and damage by any act beyond
     the control of the Tenant expected).

(f)  To permit the  Landlord  and its agents,  surveyors  and  workmen  with all
     necessary  appliances  to enter upon the said  premises  at all  reasonable
     times by prior appointment for the purpose whether of viewing the condition
     thereof  or of doing  such  works  and  things as may be  required  for any
     repairs, alterations or improvements whether of the said premises or of any
     parts of any  building  to which  the said  premises  may form a part of or
     adjoin.

(g)  To replace  electric  bulbs,  tubes and other  expendable  items at its own
     expense up to Dollars One Hundred  (S$100.00) per item. Such expenditure in
     excess of Dollars One Hundred (S$100.00) shall be borne by the Landlord.

(h)  To comply with all such rules and  regulations  and terms and conditions as
     may be  imposed  from  time to time on  occupiers  of the  building  by the
     Management  Corporation or other bodies (where  applicable)  for the proper
     management of the same.

(i)  To yield up the said premises at the expiration or sooner  determination of
     this tenancy in such good and  tenantable  repair and condition  (fair wear
     and tear excepted) as shall be in accordance with the conditions, covenants
     and stipulations herein contained and with all locks keys and furniture.

(j)  To keep the  air-conditioning  units installed at and for the said premises
     in good and tenantable repair and condition.

(k)  During the two (2)  months  immediately  preceding  the  expiration  of the
     tenancy  herein  to  permit  the  Landlord  or its  representatives  at all
     reasonable times and by prior  appointment to bring  interested  parties to
     view the said premises for the purpose of letting the same.

(l)  During  the   duration  of  this   tenancy,   allow  the  Landlord  or  its
     representatives  at all reasonable times and by prior  appointment to bring
     any  interested  parties  to view  the  said  premises  in the  event  of a
     prospective  sale thereof.  The said premises shall be sold subject to this
     tenancy.

(m)  Not to make or permit  to be made any  structural  alterations  to the said
     premises.

(n)  Not to use the said  premises or any part  thereof  other than an office in
     connection with and for the purpose of the Tenant's  business and to obtain
     licenses and permits at the Tenant's expenses from the relevant authorities
     where necessary.

(o)  Not to exceed the maximum  electricity load and not to load or permit to be
     loaded on any part  of the  floors  of the  said  premises  weights

                                        3

<PAGE>

     exceeding those Specified by the Landlord,  Management Corporation or other
     bodies (where applicable).

(q)  Not to assign  sublet or part with the  possession  of the said premises or
     any part thereof  without the written consent of the Landlord which consent
     shall  not be  unreasonable  withheld  in the  case  of a  respectable  and
     responsible  tenant.  This prohibition shall not apply to the occupation of
     the said premises or any part thereof by any person or persons  employed or
     engaged by the Tenant or members of the Tenant's family where applicable.

(r)  Not to keep or permit to be kept on the said  premises or any part  thereof
     any  materials of a dangerous  or explosive  nature or the keeping of which
     may contravene any statute or subsidiary legislation.

(s)  Not to do or permit to be done  anything  whereby the policy or policies of
     insurance on the said  premises  against  damage by fire may become void or
     voidable or whereby the premium thereon may be increased.

3.   The Landlord hereby agrees with the Tenants as follows:

(a)  To pay all rates,  taxes,  maintenance  charges and any surcharges thereon,
     assessments and outgoings (except as otherwise  provided in this Agreement)
     which are or may  hereafter  be charged  or  imposed  on the said  premises
     including any surcharges payable thereon.

(b)  To insure the said  premises  against loss or damage by fire and to pay all
     premium thereon.

(c)  To be responsible for the repair and replacement of parts in respect of the
     air-conditioning  units  installed at the said premises save where the same
     are  caused by any act,  default,  neglect or  omission  on the part of the
     Tenant  or any of its  servants  agents  occupiers  contractors  guests  or
     visitors.

(d)  To  maintain  the  structural  condition  of the  said  premises  including
     sanitary  pipes  and  electrical  wiring  and to keep  the roof of the said
     premises in good and tenantable repair and condition.

(e)  That  the  Tenant  paying  the  rent  hereby  reserved  and  observing  and
     performing  the  several  conditions,  covenants  and  stipulations  on the
     Tenant's  part herein  contained  shall  peaceably  hold and enjoy the said
     premises  during this tenancy  without any  interruption by the Landlord or
     any person rightfully claiming under or in trust for the Landlord.

4.   Provided always and it is expressly agreed as follows:

(a)  If the rent hereby  reserved shall not be paid for seven (7) days after its
     due date or if there shall be a breach of any of the conditions,  covenants
     or  stipulations on the part of the Tenant herein  contained,  the Landlord
     shall be entitled to re-enter  upon the said  premises and  thereupon  this
     tenancy shall immediately absolutely determine but without prejudice to any
     right of action of the  Landlord  for damage or otherwise in respect of any
     such breach or any antecedent breach.

(b)  In the event  the rent  remaining  unpaid  seven  (7) days  after  becoming
     payable  (whether  formally  demanded  or not),  it shall be lawful for the
     Landlord to claim interest at ten percent

                                        4

<PAGE>

(10%)per annum on the amount  unpaid  calculated  from after the date due to the
     date of actual payment.

(c)  The  Landlord  shall not be liable to the Tenant or the  Tenant's  servants
     agents or agents or other persons in the said  premises or persons  calling
     upon the Tenant for any accidents happening,  injury suffered, damage to or
     loss of any chattel property sustained on the said premises.

(d)  In case the said premises or any part thereof shall at any time during this
     tenancy be destroyed  or damaged by fire  lightning  riot  explosion or any
     other cause beyond the control of the parties  hereto so as to be unfit for
     occupation and use, then and in every such case (unless the insurance money
     shall be wholly or partially  irrecoverable  by reason solely or in part of
     any  act,  default,  neglect  or  omission  of the  Tenant  or any of their
     servants agents occupiers guests or visitors),  the rent hereby reserved or
     a just and fair  proportion  thereof  according to the nature and extent of
     the  destruction  or damage  sustained  shall be suspended  and cease to be
     payable in respect of any period while the said premises  shall continue to
     be unfit for occupation and use by reason of such destruction or damage.

(e)  In case the said  premises  shall be  destroyed  or damaged  as  aforesaid,
     either  party  shall be at  liberty  by  notice  in  writing  to the  other
     determine this tenancy,  and upon such notice being given,  this tenancy or
     the balance  thereof shall  absolutely  cease and determine and the deposit
     paid hereunder  together with a reasonable  proportion of such advance rent
     as has been paid  hereunder,  where  applicable,  shall be  refunded to the
     Tenant  forthwith  but without  prejudice  to any right of action of either
     party in respect of any antecedent breach of this Agreement by the other.

(f)  The  Landlord  shall on the  written  request of the Tenant  made less than
     three (3) months  before the date of expiry of this  tenancy,  and if there
     shall  not at the  time of  such  request  be any  existing  breach  or any
     non-observance  of any of the conditions,  covenants or stipulations on the
     part of the Tenant herein contained, at the expense of the Tenant, grant to
     the Tenant a tenancy  of the said  premises  for a further  term of One (1)
     year from the date of expiry of this  tenancy at a rent to be agreed  based
     on the prevailing market rent but otherwise containing the like conditions,
     covenants and  stipulations  as are herein  contained with the exception of
     this option for renewal.  In the event of failure to reach  agreement as to
     the rent,  the rent shall be  determined by a valuer to be appointed by the
     Landlord  and  the  Tenant.   The  costs  of  the  valuer  shall  be  borne
     equallybetween the Land lord and the Tenant.

(g)  The waiver by either party of a breach or default of any of the  provisions
     in this  Agreement  shall not be  construed  as a waiver of any  succeeding
     breach of the same or other  provisions  nor any delay or  omission  on the
     part of either  party to exercise or avail  itself of any right that it has
     or may have  herein,  operates  as a waiver of any breach or default of the
     other party.

(h)  Any notice  served under or in any way in  connection  with this  Agreement
     shall be sufficiently  served on the Tenant if left at the said premises or
     delivered  to the  Tenant  personally  or sent to the  Tenant  at the  said
     premises  by  registered  post and  shall  be  sufficiently  served  on the
     Landlord  if  delivered  to  the  Landlord   personally   or  sent  to  the
     abovementioned  address by registered  post.  Any notice sent by registered
     post  shall be deemed to be given at the time when in due course of post it
     would be delivered at the address to which it is sent.

                                        5

<PAGE>

(i)  The stamp duty for stamping this  Agreement in duplicate  shall be borne by
     the Tenant and shall be paid on the date of signing of this Agreement.

(j)  This Agreement shall be subject to the laws of the Republic of Singapore.

IN WITNESS  WHEREOF the parties  have  hereunto set their hands the day and year
first above written.

SIGNED by the Landlord

AGROPURO ENTERPRISES PTE LTD

In the presence of:
Name     : Toll Soo Cainug
NRIC No. : 01138345J
Address  : 22 Rochdale Spou1953

SIGNED by the Tenant

ELVA ASIA PTE LTD

In the presence of:
Name     : Lioenl Wong
NRIC No.:
Address:

                                        6

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