Document:

Exhibit 10.6

ENGLISH TRANSLATION

 

Factory Premises and Dormitory Rental
Agreement

 

The Factory Premises and Dormitory Rental Agreement (hereinafter
referred to as the “Agreement”) is entered at Shajing Township, Baoan District, Shenzhen on December 1st, 2011 between
and by:

 

	Leaser:	Broadway Manufacturing Company Limited
	 	  (Incorporated in the British Virgin Islands) (hereinafter referred to as Party A)

 

Address: XXX

Representative: Kin Sun Sze-To

 

	Leasee:	Broadway Precision Technology Limited
	 	  (Incorporated in the British Virgin Islands) (hereinafter referred to as Party

 

B)

Address: XXX

Representative: Kin Sun Sze-To

 

In witness whereof:

		1.	Party A has obtained the use right of (1) a land of 15 ares in Furong Industrial District, Xinqiao
Village, Shajing Township, (2) a land of 30 ares in Furongmei Area, Xinqiao Village, Shajing Township and (3) a land of 17,190
square meters in Furongmei Area, Xinqiao Village, Shajing Township (the “Land”) and the workshops and dormitories built
on the three lands above (the “Leased Premises”).

		2.	Party B plans to rent the Land and the Leased Premises from Party A for the usage by Party B or
Shenzhen Broadway Processing Factory.

 

According to related laws and regulations in China, Party A
and Party hereby reach an agreement on the rental of the Leased Premises and supporting facilities through negotiations:

 

Article 1: Location, Area and Business Purposes of the Land
and Leased Premises

		1.1	The Land locates at Shajing Township, Baoan District, Shenzhen and Party A owns the use right of
the Leased Land.

		1.2	The detailed Premises and area of the Leased Premises from Party A to Party B are as following:

The Leased
Premises includes 6 workshops and 2 dormitory buildings, covering an area of 60,000 square meters.

 

    	 

    	 

    

 

		1.3	The Leased Premises is used for industrial production and relative supporting facilities (dormitory
buildings included). Any change of the business purposes must be with the prior written consent from Party A and all procedures
required by the government and costs incurred from such procedures shall be handled and paid by Party B or Shenzhen Broadway Processing
Factory.

 

Article 2. Rental Period

2.1 The rental period of the Leased Premises shall be: December
1st, 2011 to April 2nd, 2014;

2.2    Provided that Party B intends to expand the rental after
the expiration date of the Agreement (April 2nd, 2014), a notice shall be submitted from Party B to Party A at least
60 days in advance of the expiration date and a new rental Agreement shall be signed by both Parties when Party A agrees such expansion.
Party B shall have the priority on the leasehold under the same conditions. Party A shall submit a written notice to Party B at
least 60 days in advance of the expiration date provided that Party A intends to terminate the renting.

 

Article 3. Decoration Standards of the Leased Premises and
Supporting Facilities

Party A agrees to provide the decorations according to the basic
standard workshops and dormitories.

 

Article 4. Delivery of the Leased Premises

4.1 The rent shall be collected since the date of signing the
Agreement.

4.2 On the date that the Agreement comes into effect, Party
A shall deliver the workshop under current conditions to Party B or Shenzhen Broadway Processing Factory and Party B agrees to
rent the workshops and facilities under current conditions.

 

Article 5. Rent and Other Expenses

5.1 Rent

The rental of the Leased Premises shall be: HKD 372,000 per
month. When both parties fail to reach an agreement on the rental value, the rental value that is estimated by the qualified
organization shall be final.

5.2 Any taxes and other expenses collected by the government
shall be paid by Party B or Shenzhen Broadway Processing Factory.

5.3 Party A shall be responsible for handling the procedures
of expanding power supply capacity and the cost arising from it shall be covered by Party B or Shenzhen Broadway Processing
Factory.

5.4 All the water, electricity fee and other expenses being
incurred for using the premises during the rental period shall be pay by Party B or Shenzhen Broadway Processing Factory

5.5 During the rental period, Party B or Shenzhen Broadway
Processing Factory shall pay the land management fee of the Leased Premises.

 

    	 

    	 

    

 

Article 6. Payment of the Rent and Other Expenses 

6.1 Party B or Shenzhen Broadway Processing Factory shall
transfer the rent of the month no later than the 10th every month to the bank account specified by Party A or in other
ways that are with consents in written by both parties.

	Bank:	 	 	Bank Account:	 

6.2 Any other expenses arising from using the Leased Premises
by Shenzhen Broadway Processing Factory shall by directly paid by Party B or Shenzhen Broadway Processing Factory
to the 3rd party.

 

Article 7. Transfer of the Leased Premises

Six months after the effectiveness of the Agreement, any intends
of Party A to transfer some or entire Leased Premises shall be informed to Party B at least three months ahead of the sale. Party
B shall have the priority on purchasing the Leased Premises under the same conditions. Any transfer of the ownership of the Leased
Premises shall not damage the effectiveness of the Agreement.

 

Article 8. Maintenance and Repairs of Leased Premises and
Supporting Facilities

8.1 During the rental period, Party A shall be in obligations
to repair the leased Premises. Party B shall be entitled to require Party A to take repairs within seven days. When Party A fails
to take the timely repairs, Party B shall do it solely and the cost arising from such repairs shall be deducted from the rental
of the month. Any influences of the maintenance on the usage of Party B shall caused deductions of the rent accordingly.

8.2. During the rental period, Shenzhen Broadway Processing
Factory shall have the exclusive use right on the leased Premises and supporting facilities. Shenzhen Broadway Processing
Factory shall be responsible for the maintenance and repairs of supporting facilities within the leased Premises and guarantee
that the supporting facilities shall be returned in good conditions together with the leased Premises to Party A when the Agreement
expires.

8.3 During the rental period, Party B shall be in obligations
to properly maintain and repair auxiliaries of the Leased Premises and eliminate possible malfunctions and dangers to prevent potential
hazards.

8.4 During the rental period, any damages of the leased Premises
and/or the supporting facilities caused by improper operations by Shenzhen Broadway Processing Factory shall be repaired
by Party B and Shenzhen Broadway Processing Factory under the payment from Party B or Shenzhen Broadway Processing Factory.

 

Article 9. Insurance Liability

The insurance of the leased real estate, supporting facilities
and properties in the leased real estate and all other compulsory insurances (including the liability insurance) during the rental
period stated above shall be purchased by Party B or Shenzhen Broadway Processing Factory. Any losses and/or responsibilities
caused by the absence of purchasing such insurances shall fall on Party B or Shenzhen Broadway Processing Factory.

 

    	 

    	 

    

 

Article 10. Decoration

10.1 Without the consent from Party A for the decorations and/or
reconstructions plan on the leased real estate hereof submitted by Party B, no decorations and/or reconstructions shall be allowed;
and Party B or Shenzhen Broadway Processing Factory shall solely apply to and obtain the approvals from the local administrations,
if any, and cover the costs arising from it;

10.2 When the Agreement expires or is terminated due to the
breach of Party B, Party B shall remove the movable fixtures of the decoration and/or reconstruction and the ownership of other
immovable fixtures shall be transferred to Party A unconditionally.

10.3 Upon the termination of this Agreement due to Party A’s
breach, Party B shall solely remove the removable fixtures of the decorations and/or reconstructions like transformers, injection
molding machine and office equipment; and Party A shall compensate the decorations and/or reconstructions that are not removable
at the estimated marketing prices. When Party A and Party B fail to reach an agreement on pricing the decorations and/or reconstructions
hereof, the prices estimated by the qualified appraisal firm shall be final.

 

Article 11. Sublease of the Leased Premises

During the rental period, with the prior consent from Party
A, Party B shall be authorized to sublease the entire or partial leased Premises to the third party; and rights and obligations
of both parties shall not be redefined because of the sublease by Party B.

 

Article 12. Commitments and Undertakes from Party A

12.1 Party A guarantees that it is the legal sole owner of the
land use right and the Land hereof is under no mortgage, foreclosure or restrictions from the rights of third party;

12.2 Party A guarantees that it owns the use right of the Leased
Premises; and the Leased Premises hereof is under no mortgage, foreclosure or restrictions from the rights of third party;

12.3 Party A guarantees that renting the Leased Premises and
the Land complies with relative laws of People’s Republic of China and regulations of Jiangsu Province and damages no legal
interests or rights of any third party;

12.4 Party A guarantees that such infrastructures as roads leading
out, power supply and water supply comply with the requirements of Shenzhen Broadway Processing Factory; and no defects
that can influence the routine productions and operations of Shenzhen Broadway Processing Factory exist.

 

Article 13. Liabilities for Breach of Agreement

13.1 Liabilities of Party A for Breach of Agreement

(1) Any action in breach of Party A shall entitle Party B to
suspend paying relative payable(s) to Party A until Party A fulfill its obligations stated in the Agreement. Any economic losses
against Party B and Shenzhen Broadway Processing Factory incurred from Party A’s breach shall be covered by Party
A.

 

    	 

    	 

    

 

(2) When Party A is in breach and/or the Agreement becomes unenforceable
due to the breach of Party A and/or the Leased Premises becomes unavailable to Party B, Party B shall be entitled to notify in
written Party A to terminate the Agreement in advance. Party A shall pay HKD 1,000,000 as the compensation and shall cover
all the losses of Party B due to such actions.

 

13.2 Liabilities of Party B for Breach of Agreement

Any failures and/or delay of Party B or Shenzhen Broadway
Processing Factory to pay the payable(s) overdue more than 30 days shall be deemed as breach of the Agreement, which will entitle
Party A to terminate the Agreement and claim against Party B or Shenzhen Broadway Processing Factory for all economic loss.

Any other breach of the Agreement by Party B shall entitle Party
A to require Party B to completely fulfill the obligations stated in the Agreement. Any entire or partial failures of such corrections
by Party B shall entitle Party A to terminate the Agreement. Party B shall pay HKD 1,000,000 to Party A as the penalty.

 

Article 14. Exceptions

14.1 Clause 2 in this Agreement shall be executed when the failures
to fulfill the Agreement by Party A is caused by the government’s modifications on rental related laws and/or regulations
or government’s actions;

14.2 In case that one or both parties are impossible to perform
the duties provided herein on account of force majeure such as earthquake, war or other force majeure, the Party (or parties) in
contingency shall inform the other party (or each other) of the situations immediately by mails or faxes and provide the details
of the force majeure and documentary evidences proving that the Agreement execution shall not be enforceable entirely or partly
or be delayed released by the local accrediting agency of the area in the contingency within 30 days. Other strong evidences shall
be as valid as the above mentioned documentary evidence from other local accrediting agency. The party or parties shall be exempted
from duties due to this Clause herein.

 

Article 15. Settlement of Disputes

Any disputes arising from the execution of this Agreement
or related to this Agreement shall be settled through negotiations of both parties. If such settlements are failed to reach, the
disputes shall be submitted to the local or provincial people’s court where the Leased Premises locates for lawsuit.

 

Article 16. Agreement Effectiveness

16.1 This Agreement shall come into effect upon the signatures
of both parties.

16.2 Both parties agree that this Agreement shall be irrevocable
upon the signature and shall not be terminated in advance until either or both parties are in breach.

 

Article 17. Others

17.1 Other matters that are not mentioned in this Agreement
shall be negotiated by both parties and enter into supplemental agreement hereto;

 

    	 

    	 

    

 

17.2 This Agreement is made out in eight original copies and
both parties shall separately hold two of them which have the same legal effect.

 

Party A (Seal): Broadway Manufacturing Company Limited (Incorporated
in the British Virgin Islands)

Representative (Signature): (/s/ Kin Sun Sze-To, Chief Executive
Officer)

 

Party B (Seal): Broadway Industrial Holdings Limited (Incorporated
in the British Virgin Islands)

Representative (Signature): (/s/ Kin Sun Sze-To, Chief Executive
Officer)

 

    	 

    	 

    

 

Factory Premises and Dormitory Rental
Agreement (Supplemental)

 

		Lessor:	Broadway Manufacturing Company Limited (incorporated in British Virgin Islands, hereunder “Party A”)

Mailing address: XXX

Representative: Kin Sun Sze-To

 

		Lessee:	Broadway Precision Technology Limited (incorporated in British Virgin Islands, hereunder “Party B”)

Mailing address: XXX

Representative: Kin Sun Sze-To

 

The Factory Premises and Dormitory Rental Agreement (“Rental
Agreement”) was entered into by both Parties on December 1, 2011. For the transformation of the occupier from a processing
factory to a wholly foreign owned enterprise, the rights and obligations of the occupier under the Factory Premises and Dormitory
Rental Agreement will be changed from Shenzhen Broadway Processing Factory to Broadway Precision (Shenzhen) Co. Ltd. with effect
from December 1, 2012, with other terms and conditions remain unchanged.

 

This Supplement Agreement is made out in duplicate, each of
which shall be held by each party and shall come into the same legal effect.

 

Party A: Broadway Manufacturing Company Limited (incorporated
in British Virgin Islands)

Representative: (/s/ Kin Sun Sze-To, Chief Executive Officer)

 

Party B: Broadway Precision Technology Limited (incorporated
in British Virgin Islands)

Representative: /(s/ Kin Sun Sze-To, Chief Executive Officer)

 

December 01, 2012

 

    	 

    	 

    

 

Bao DF027923(Bei)

F27923

 

The Agreement of 

Premises Rental in Shenzhen City

 

Made by Shenzhen Administration Office on
Premises Rental

 

    	 

    	 

    

 

Notice of Registration (Filing) of Premises
Rental Agreement

 

Article 1. Documents required for registration (filing) of Premises
rental Agreement:

1.1 The real estate title deeds or other certificates of property
rights (use right) (The original shall be presented by the applicants and the copy shall be preserved. by the department in charge
of Agreement registration.);

		1.2	The certificates of identity or legal personality of the leaser and the leasee, including:

1.2.1 Entity

The documents of establishment or business license
of the entity (The original shall be presented by the applicants and the copy shall be preserved. by the department in charge of
Agreement registration.)

The original certificate of legal representative

1.2 Individual

The ID card or other certificates of identity (The
original shall be presented by the applicants and the copy shall be preserved. by the department in charge of Agreement registration.)

		1.3	The certificate of the agent’s identity and the letter of authorization if the landlord entrusts an agent for management;
the certificate of the agent’s identity and the letter of authorization if the landlord entrusts an agent to arrange for
rental.

		1.4	The certificate that all the co-owners agree on the Premises rental and the letter of authorization if the premises are co-owned.

1.5The rental agreement.

The letter of authorization (original) mentioned
in subparagraph 3 and 4 shall be preserved, and the letter of authorization from parties abroad needs to be notarized or authenticated
according to related provisions.

Article 2. Directions for Filing of Premises Rental Agreement:

If the leased premises cannot be registered
according to Article 6 or Article 7(2) of Regulations of Shenzhen Special Economic Zone on Premises Rental, the parties shall register
in the department in charge with documents of the leased premises and certificates of the parties’ identity.

 

    	 

    	 

    

 

Rental Agreement

 

Leaser (hereinafter referred as Party A):                     Zhou
Chaokang [on behalf of Broadway Precision Technology Limited]

Address :    XXX                                                                                                                 

 

Zip Code :     XXX                                       Tel
:      XXX                                         

 

Business License or ID Card No :     XXX                                       

 

Entrusted Representative:                                                                                              

Address :                                                                                                       

 

Zip Code :                                                             Tel
:                                                    

 

Business License or ID Card No :                                                                                

 

Leasee (hereinafter referred as Party B) :      Broadway Precision
(Shenzhen) Co. Ltd.     

 

Address :        Furong Industrial District,
Furongmei Area, Shajing Street, Xinqiao Village, Bao’an District, Shenzhen                     

 

Zip Code:   XXX                                   Tel
:     XXX                                         

 

Business License or ID Card No :     XXX                                                            

 

Entrusted Representative:                                                                                            

Address :                                                                                            

 

Zip Code :                                                    Tel
:                                                    

 

Business License or ID Card No :                                                                                               

 

Party A and Party B has reached the following Agreement through
equal and friendly negotiation according to the Agreement law of the People’s Republic of China, Law of the People’s
Republic of China on Urban Real Estate Administration, Regulations of Shenzhen Special Economic Zone on Premises Rental and its
detailed implementation rules, Decisions of the Standing Committee of Shenzhen Municipal People’s Congress on Strengthening
the Safety Obligation of Premises Rental.

 

    	 

    	 

    

 

Article 1

Party A will lease to Party B the premises, which located at
    Blocks A, B, C, D, E and F in Furong Industrial District, Furongmei Area, Shajing Street, Xinqiao Village, Bao’an District,
Shenzhen City        , Premises Numbers are 4403060030262900004, 00005, 00020, 00011, 4403060030262800012, 00016  (hereinafter
referred as the “Premises”). The total area of the Premises is 81,251 square meters. The total number of the
floors are    9 .

The obligee of the Premises is      Broadway Precision Technology
Limited                 ;

Title and number of certificate of ownership (use right): 
   Use Right Certificate for Self-constructed Premises in Bao’an District           .

 

Article 2

The rental of the Premises is RMB  9   Yuan/square meter/month
(capital form of the number: RMB NIINE), and the total rental for one month is RMB 731,259 (capital form of the number:
SEVEN HUNDRED THIRTY-ONE THOUSAND TWO HUNDRED AND FIFTY-NINE).

 

Article 3

Party B shall pay the rental for the first period before
                             .
The rental is RMB                       
Yuan (capital form of the number:                         ).

 

Article 4 

Party B shall pay the rental:

√ ̈Before the     20th   
(date) each month ;

 

 ̈ Before the           
(date) of the            month of each quarter;

 ̈ Before the            (date)
of the            month of each half year;

 ̈ Before the            (date)
of the            month each year;

Party A shall provide the tax invoice of the rental to Party
B upon receipt of the rental.

(Parties shall choose one from the choices mentioned above after
mutual agreement with a √ in □)

 

Article 5 

The rental period shall be from    December 1, 2012       to
     November 30, 2015        .

The agreed term shall be within the approved land-use term,
and shall not exceed 20 years. The period beyond 20 years shall be invalid.

 

    	 

    	 

    

 

Article 6

The Premises shall be used as      factory premises                .

Without Party A’s written consent, Party B shall not change
the usage of the Premises.

 

Article 7

Before     December 1, 2012                    Party A shall deliver the Premises
to Party B for use and handle relevant procedures.

Party B could require for an extension of the rental period
if Party A delays in devolving the Premises at the day mentioned above. The parties shall confirm the extension by signature and
register in the department where they registered this Agreement.

 

Article 8

When Party A delivers the Premises to Party B, both parties
shall check and confirm the condition of the Premises, attached facilities and attached properties, and list the details in the
appendix.

 

Article 9

When Party A delivers the Premises to Party B, Party A could
require for a security deposit of RMB    —       (capital form of the number:                                     
), which is equivalent to the rental for   —    months.

Party A shall provide the receipt after receiving the security
deposit.

Party A shall return the security deposit to Party B upon the
occurrence of the following circumstances:

	1.	—	 
	2.	—	 
	3.	—	 

		 ̈	To satisfy one of the circumstances mentioned
above.

		 ̈	To satisfy all the circumstances mentioned
above 

(Parties shall choose one from the choices mentioned above after
mutual agreement with a √in □)

Party B could refuse to return the security deposit upon the
occurrence of any of the following circumstances:

	1.	—	 
	2.	—	 
	3.	—	 

 

Article 10 

Among the costs arising from the Premises rental, Party A shall
pay the costs for land use, tax, property management and     —          , and Party B shall timely pay the costs for water, electricity,
cleaning, property management,     —                and so on.

 

    	 

    	 

    

 

Article 11

Party A shall guarantee that the safety of the Premises and
attached facilities satisfies the requirements of relevant laws and regulations.

 

Article 12

Party B shall use the Premises and attached facilities reasonably,
and shall not use the Premises for illegal activities. Party A shall not interfere with or prevent Party B’s normal and reasonable
use of the Premises.

 

Article 13

If the Premises and attached facilities have damages which prevent
safe and normal use and are not caused by Party B, Party B shall take positive measures to prevent further loss and notify Party
A promptly. Party A shall start to repair (by itself or entrusting Party B) within   —    days after receiving notice
from Party B. Party B could proceed to repair if Party B is not able to notify Party A or Party A fails to perform the repair obligation
within the agreed time limit mentioned above.

In case of any emergency that instant repair is needed, Party
B shall proceed to repair and notify Party A promptly.

The expenses for repair mentioned above in this article, including
the reasonable fee for party B’s repair work and the reasonable expenses spent to prevent further loss shall be borne by
Party A. If Party B fails to notify Party A promptly or fails to take positive measures which results in further loss, Party B
shall bear the repair expenses for the further loss thereof.

 

Article 14

If the Premises and attached facilities have damages which prevent
safe and normal use and are caused by Party B’s improper or unreasonable use, Party B shall notify Party A promptly and be
responsible for repair.

 

Article 15 

√ ̈Party
B could sublease the Premises or any part thereof to a third party during the rental period and register in the department in charge
of Premises rental. The subleased term shall not exceed the rental period in this Agreement.

 ̈During
the rental period Party B could register in the department in charge of Premises rental with the certificate of Party A’s
written consent to subleasing. The subleased term shall not exceed the rental period in this Agreement.

 ̈Party
B shall not sublease the Premises or any part of it to a third party during the rental period.

(Parties shall choose one from the choices mentioned above after
mutual agreement with a √ in □)

 

    	 

    	 

    

 

Article 16

During the rental period, Party A shall inform Party B in writing
a month before the transfer of ownership of the Premises (partly or wholly). Party B shall reply to Party A within  —
 days after receiving Party A’s notice. Party B shall enjoy the right of first refusal for purchasing the Premises under
the same condition.

Party A shall inform the new owner to perform the obligations
in this Agreement if the ownership of the Premises is transferred.

 

Article 17

The Agreement could be rescinded or modified upon the occurrence
of any of the following circumstances:

 

		1.	The Agreement could not be performed due to force majeure;

		2.	The Premises are expropriated, taken back or dismantled by government;

		3.	Both parties reach an agreement.

 

Article 18

Upon the occurrence of any of the following circumstances, for
the damages caused, Party A shall:

		 ̈	1. Request Party B to restore the Premises
to the original condition;

		 ̈	2. Claim damage compensation against Party
B;

		 ̈	3. Refuse to return the security deposit;

		 ̈	4. Claim a penalty of RMB    —   (capital form of the number:   
—                 ) against Party B. 

 

(Parties shall choose from the choices mentioned above after
mutual agreement with a √ in □, but 3 and 4 cannot be chosen at the same time.):

		1.	Party B fails to pay the rental on
                                                           schedule for more than        
                                                           days (       month);

		2.	The damages caused to Party A by delayed payment of the rental reach more than RMB  Yuan;

		3.	Party B uses the Premises to conduct illegal activities and damages the interests of third parties
or the public;

		4.	Party B changes the usage or structure of the Premises without consent from Party A;

		5.	Party B fails to perform its obligation of repairing or paying for the repair in violation of Article
14 and causes serious damages to the Premises and facilities;

		6.	Party B decorates the Premises without consent from Party A and approval from relevant authorities;

		7.	Party B subleases the Premises to a third party without consent from Party A.

 

    	 

    	 

    

 

Apart from claiming against Party B for breach of Agreement
or damage compensation, Party A could request to modify or rescind this contact upon the occurrence of the circumstances mentioned
above. Once the notice of rescindment of this Agreement is served legally, Party A has the right to request for cancellation of
Agreement registration unilaterally.

 

Article 19 

Upon the occurrence of any of the following circumstances, for
the damages caused, Party B shall:

		 ̈	1. Claim damage compensation against Party
A;

		 ̈	2. Demand twice of the security deposit
against Party A;

		 ̈	3. Claim a penalty of RMB   —         
(capital form of the number:   —         ) against Party A.

(Parties shall choose from the choices mentioned above after
mutual agreement with a √in □, but 2 and 3 cannot be chosen at the same time.):

1. Party A delays in devolving the Premises for more than 
  — days (    —    month);

2. Party A fails to perform its obligation in Article 11, and
the safety of the Premises is not in accordance with relevant laws and regulations;

3. Party A fails to perform its obligation of repairing or paying
for the repair in violation of Article 13;

4. Party A rebuilds, expands or decorates the Premises without
consent from Party B or approval from relevant authorities;

5. Party A cannot early terminate this Agreement without proper
and legal reasons.

Apart from claiming against Party A for breach of Agreement
or damage compensation, Party B could request to modify or rescind the contact upon occurrence of the circumstances mentioned above.
Once the notice of rescindment of this Agreement is served legally, Party B has the right to request for cancellation of Agreement
registration unilaterally.

 

Article 20

After the expiration of this Agreement, Party B shall leave
and return the Premises within —     days with the assurance that the Premises and attached facilities are in good condition
(except for normal wear and tear). Party B shall pay up relevant fees borne and handle relevant procedures.

if Party B do not leave or return the Premises on time, Party
A could take the Premises back in accordance with laws, regulations and this Agreement, and demand twice of the rental of the period
exceeding the rental period.

 

    	 

    	 

    

 

Article 21

If Party B intends to extend this Agreement, Party B shall notify
Party A     —      month before this Agreement expires. Party B shall enjoy the right of first refusal for renting the Premises
under the same condition.

If both parties agree on the extension, they shall sign a new
agreement and register in the department in charge of Premises rental.

 

Article 22

Both parties shall sign the Letter of Responsibility for
safety management of Premises Rental of Shenzhen City. The Premises provided by Party A shall be in compliance with the standards
and requirements for safe use, and no potential safety problems shall exist. The building, fire-fighting equipments, gas facilities,
electric power facilities, entrance and passage of the Premises shall be in compliance with the standards and regulations made
by relevant authorities for safe production, fire- fighting, public security, environment protection, health and so on. Party B
shall use the Premises in strict accordance with the standards and regulations made by relevant authorities for safe production,
fire-fighting, public security, environment protection, health and so on. Party B shall ensure that no potential safety problem
exists when the Premises are used. Both parties shall obey all the clauses in this Agreement, and the party who breaches this Agreement
shall assume liabilities according to this Agreement.

 

Article 23 

The parties could reach supplementary agreement on unaccounted
issues in the appendix. The appendix is an integrated part of this Agreement and has equal legal validity with this Agreement after
signature and seal.

If any modification of this Agreement has been made by the parities,
the parties shall register in department in charge of Premises rental within 10 days after signature of the modified Agreement.

 

Article 24

Any dispute arising from this Agreement shall be resolved by
negotiation. If negotiation does not work, the dispute could be submitted to the department in charge of Premises rental for mediation.
If mediation does not work, the dispute could be submitted to:

√£Shenzhen Arbitration Commission;

 ̈CITAC,
Shenzhen Sub-Commission;

 ̈Local
People’s Court

(Parties shall choose one from the choices mentioned above after
mutual agreement with a √ in □)

 

    	 

    	 

    

 

Article 25

The parties appoint the following address as their address for
service:

	Party A’s address :	—	 
	Party B’s address :	—	 

 

If not appointed, the address for service shall be the address
in this Agreement.

The address for service shall remain effective without written
notice. Notices or documents sent to the address for service shall be deemed as received. If notices or documents are returned
by post office, they shall be deemed as received at the return day.

 

Article 26

The Agreement shall come into force after being signed by both
parties.

Both parties shall register in the department in charge of Premises
rental within 10 days after signature of this Agreement.

 

Article 27 

The Chinese version is the original.

 

Article 28 

The Agreement together with the appendix are made out in triplicate,
one for Party A, one for Party B, one for agreement registration office, and           
 for related governmental department.

 

Party A (sign/seal): (Signed)

Legal Representative:

Tel:

Account No:

Entrusted Representative (sign/seal):

November 26, 2012

 

Party B (sign/seal): (Seal of Broadway Precision (Shenzhen)
Co. Ltd.)

Legal Representative: (/s/ Chi Keung Ng, Factory General Manager)

Tel:

Account No:

Entrusted Representative (sign/seal):

November 26, 2012Exhibit 10.7

ENGLISH TRANSLATION

Factory Premises Rental Agreement

 

Leaser (Party A): Kunshan Huixia Metals
Manufacturing Co., Ltd.

Business License Number: XXX

Address: XXX

Zip Code: XXX

Legal Representative: XXX

Tel: XXX

 

Leasee (Party B): Broadway Precision Industrial
(Kunshan) Ltd.

Business License Number: XXX

Address: XXX

Zip Code: XXX

Legal Representative: Kin Sun Sze-To

Tel: XXX

 

In witness whereof:

		1.	Party A has obtained the use right on the land located at 88 Chang Shun Road, Chang Po Town, Kunshan
City (hereinafter referred to as the land) for industrial purposes and built workshops on the land (hereinafter referred to as
the factory premises) and is willing to rent them to Party B;

		2.	Party B agrees to take the rent of the factory premises on the land.

 

Party A and Party B come into an agreement
on the rental of the factory premises and supporting facilities through negotiations according to relative laws of People’s
Republic of China. The details of the Agreement are as per the following:

 

Article 1. Location, Area and Business
Purposes of the Land and Factory Premises

		1.	The land and factory premises of which the use right belongs to Party A is located at 88 Chang
Shun Road, Chang Po Town, Kunshan City. The land covers an area of 7,141.5 square meters; and the factory premises is owned by
Kunshan Huixia Metals Manufacturing Co., Ltd and covers an area of 8,191 square meters;

		2.	The factory premises shall be used as workshop, guard room, power distribution room by Party B.
Without the prior consent from Party A, Party B shall not transfer the factory premises to other functions. Any procedures required
by such transfer shall be submitted to the administration by Party B and the costs incurring from such transfer shall be paid by
Party B;

		3.	The factory premises shall be managed by Party B solely.

 

Article 2. Rental Period

		1.	The rental period of the factory premises shall be 10 years from August 10, 2008 to August 10,
2018, which shall be split into two five-year. 

Note: The
first five years from August 10, 2008 to August 10, 2013 shall be the mandatory rental period and the second year from August 11,
2013 to August 10, 2018 shall be optional rental period;

 

    	 

    	 

    

 

		2.	After the rental period expires, Party B shall have the priority on the leasehold under the same
conditions. Both parties shall negotiate the conditions and come into a new rental agreement on rental issues at the time.

 

Article 3. Delivery of the Factory Premises

		1.	Delivery

Within 10
days after the Agreement comes into effect, Party A shall deliver the factory premises under the current conditions to Party B
and Party B shall agree to take the rent of the factory premises and facilities under the current conditions. Both parties shall
sign the equipment interchange receipt to confirm the conditions of the infrastructures and can attach pictures. The conditions
of facilities that are delivered by stage shall be confirmed accordingly.

		2.	Date of Rent Inception and Agreement Validation

The date of
the rent inception and agreement validation shall be the effective date in the business license of Party B or the other date
agreed by both parties.

		3.	Deposit

Party B shall
pay RMB 71,159 to Party A as the deposit, which shall be refunded to Party B unconditionally within 5 days after Party B pays off
the rental, property management fee and other expenses incurring from the renting and returns the factory premises and fulfills
other responsibilities stated in the Agreement when the rental period is due.

 

Article 4. Rental and Other Expenses

		1.	Rental

The monthly
rental shall be RMB 72,275 in the first five years from August 10, 2008 to August 10, 2013, during which relative taxes shall be
covered by Party A. The monthly rental shall be increased by 10% on the base of 72,275 in the second five years from August 11,
2013 to August 10, 2018. Provided that Party B intends to expand the rental period after August 10, 2018, the rental shall be determined
through negotiations by both parties according to the market price at the time;

		2.	Property Management Fee

The property
management shall be charged according to the government-specified price and paid by Party B.

		3.	Besides relative taxes, other expenses that incur from renting the factory premises and is collected
by the government during the rental period shall be paid by Party B.

		4.	The water bill, electricity bill and other expenses incurring from using the factory premises shall
be paid by Party B.

 

Article 5. Payment of Rental and Other
Expenses

		1.	Within 10 days after the Agreement is signed, Party B shall pay the rental of the first six months
to Party A and then pay the six-month rental every six month to the hereunder bank account specified by Party A or in other ways
agreed by both parties in written. Party A shall provide the tax invoice with the amount of RMB 72,275 accepted by the tax bureau
to Party B every month.

Bank: XXX

Account Number:
XXX

The penalty
shall incur from the overdue rental against Party B, which shall be Overdue Days*Total Overdue Amount*3% of annual interests of
the unpaid。

 

    	 

    	 

    

 

		2.	Party B shall pay the property management fee of the month no later than the 10th every
month according to the Clause 4.2. The overdue property management fee shall incur penalty against Party B to Party A according
to the relative governmental regulations.

		3.	Party A shall be responsible for handling the procedures of expanding power supply capacity and
the cost arising from it shall be covered by Party B. Because Party B pays for all the cost of installing the transformer, the
transformer shall belong to Party B and Party B shall be entitled to remove the transformer when the Agreement expires.

		4.	Other expenses incurring form using the factory premises by Party B shall be directly paid to the
third party by Party B.

 

Article 6. Transfer of the Factory Premises

		1.	During the rental period herein, provided that Party A intends to transfer the factory premises
partly or entirely, Party A shall inform Party B at least six month ahead of the selling and ensure that the transferee will fulfill
the Agreement. Party B shall have the priority of purchasing the factory premises under the same conditions. The transfer of the
ownership of the factory premises shall not influence the effectiveness of the Agreement.

 

Article 7. Maintenance and Repairs of
Factory Premises and Supporting Facilities

		1.	During the rental period, Party A shall be in obligations to repair the factory premises. Party
B shall be entitled to require Party A to take repairs within seven days. When Party A fails to take the timely repairs, Party
B shall do it solely and the cost arising from such repairs shall be deducted from the rental of the month.

		2.	During the rental period, Party B shall have the exclusive use right on the factory premises and
supporting facilities, be responsible for the maintenance and repairs of supporting facilities within the factory premises and
guarantee that the supporting facilities shall be returned in good conditions together with the factory premises to Party A when
the Agreement expires.

		3.	Any damages of the factory premises and/or the supporting facilities caused by improper operations
by Party B shall be repaired by Party B under Party B’s payment.

 

Article 8. Fire Safety

		1.	Party B shall strictly follow relative regulations of Fire Control Law of People’s Republic
of China and terms of the Agreement and shall give its best supports to Party A on fire preventions; and otherwise, shall bear
all responsibilities and losses arising from Party B’s breach of them.

		2.	Class 1 Temporary Fire Operations (including electrical welding, gas welding) must obtain the prior
approvals from the fire fighting department.

		3.	Party B shall deploy the fire extinguishers within the factory premises according to relative regulations
and the fire fighting equipment shall not be used for any other purposes.

		4.	Party A shall provide the existing fire fighting equipment and fire control conformance certificate
of the plant area and Party B shall be fully responsible for the fire safety within the factory premises according to the relative
regulations of fire fighting department. With prior notice in written, Party A shall have rights to inspect the fire safety within
the factory premises at the time agreed by both Parties. Party B shall not deny or delay such notice.

 

    	 

    	 

    

 

Article 9. Insurance Liability

		1.	The insurance of the leased real estate, supporting facilities and properties in the leased real
estate and all other compulsory insurances (including the liability insurance) during the rental period stated above shall be purchased
by Party B. Any losses and/or responsibilities caused by the absence of purchasing such insurances shall fall on Party B.

 

Article 10. Property Management

		1.	Party B shall be responsible for cleaning the factory premises up and moving out completely on
or before the date that the Agreement expires or terminates. Provided that Party B fails to do such cleaning, any costs incurring
from such cleaning by Party A shall be covered by Party B.

		2.	When using the factory premises, Party B shall strictly abide by laws of People’s Republic
of China, regulations of Jiangsu Province and relative property management of Party A. Any breach of above shall incur responsibilities
against Party A. Provided that Party B’s illegal usage of the factory premises influences other users around, Party B shall
be responsible the losses arising from such breach.

 

Article 11. Decoration 

		1.	Without the consent from Party A for the decorations and/or reconstructions plan on the leased
real estate hereof submitted by Party B, no decorations and/or reconstructions shall be allowed; and Party B shall solely obtain
the approvals from the local administrations, if any, and cover the costs arising from it;

		2.	When the Agreement expires or is terminated due to breach of Party B, Party B shall take the transformer,
injection molding machine and office equipment. The ownership of other immovable fixtures shall be transferred to Party A unconditionally.

		3.	Upon the termination of this Agreement due to Party A’s breach, Party B shall solely remove
the removable fixtures of the decorations and/or reconstructions such as transformers, injection molding machine and office equipment;
and Party A shall compensate the decorations and/or reconstructions that are not removable at the estimated marketing prices. When
Party A and Party B fail to reach an agreement on pricing the decorations and/or reconstructions hereof, the prices estimated by
the qualified appraisal firm shall be final.

		4.	The engineering costs of elevator well upto third floor shall fall on Party A, while the installation
costs of the elevator shall fall on Party B.

 

Article 12. Sublease of the Factory
Premises

		1.	During the rental period, with the prior consent from Party A, Party B shall be authorized to sublease
the entire or partial factory premises to the third party; and rights and obligations of both parties stated in the Agreement shall
not be redefined because of the sublease by Party B.

 

Article 13. Commitments and Undertakes
from Party A

		1.	Party A guarantees that it is the legal sole owner of the land use right and has the right to rent
the land and the real estate to Party B.

		2.	Party A guarantees that it has the land use right and has paid the former land owner all relative
expenses; and the land hereof is under no mortgage, foreclosure or restrictions from the rights of third party;

 

    	 

    	 

    

 

		3.	Party A guarantees that it is the legal owner of the land and the land hereof is under no mortgage,
foreclosure or restrictions from the rights of third party;

		4.	Party A guarantees that it has the right to rent the real estate and the land hereof to Party B
and such renting complies with relative laws of People’s Republic of China and regulations of Jiangsu Province and damages
no legal interests or rights of any third party;

		5.	Party A guarantees that the quality of the leased real estate and supporting facilities hereof
complies with the relative national standards for constructions and those for supporting facilities; and that no such defects that
can influence the functions and performances of the workshop and/or the supporting facilities exist;

		6.	Party A guarantees that such infrastructures as roads leading out, power supply and water supply
comply with the requirements of Party B; and no defects that can influence the routine productions and operations of Party B exist;

		7.	Party A guarantees that it will give its best supports to Party B on obtaining legal certificates
(such as business license, environment conformance certificate) and all costs arising from such procedures shall fall on Party
B. Party A shall actively support the legal operations of Party B and take active measures to create good public security out of
the plant area hereof;

		8.	Party A shall provide all legal evidences (e.g. property ownership certificate) to prove its
ownership on the land and leased real estate hereof before the signing of this Agreement and copies of such evidences shall be
maintained by Party B for record.

 

Article 14. Liabilities for Breach of
Agreement

Neither party shall be entitled to be in
breach of the Agreement. Either party in breach that causes the Agreement to be terminated or un-executable shall pay another 3-month
rental plus management fee to the other as the compensation.

		1.	Liabilities of Party A for Breach of Agreement

Any actions
in breach of Party A shall entitle Party B of the rights to suspend to pay the relative payable(s) and require Party A to fulfill
its obligations stated in the Agreement within thirty days; and the complete or partial failure to fulfill the obligations by Party
A shall entitle Party B to terminate the Agreement.

		2.	Liabilities of Party B for Breach of Agreement

Any payment
of the payables that is overdue more than 30 days shall entitle Party A to terminate the Agreement.

 

Article 15. Exceptions

		1.	Clause 2 in this Agreement shall be executed when the failure to fulfill the Agreement by Party
A is caused by the government’s modifications on rental related laws and/or regulations or other government’s actions;

		2.	In case that one or both parties are impossible to perform the duties provided herein on account
of force majeure such as earthquake, war or other force majeure, the Party (or parties) in contingency shall inform the other party
(or each other) of the situations immediately by mails or faxes and provide the details of the force majeure and documentary evidences
proving that the agreement execution shall not be enforceable entirely or partly or be delayed released by the local accrediting
agency of the area in the contingency within 30 days. Other strong evidences shall be as valid as the above mentioned documentary
evidence from other local accrediting agency. The party or parties shall be exempted from duties due to this Clause herein.

 

    	 

    	 

    

 

Article 16. Termination of Agreement

		1.	If both parties fail to reach an agreement on expanding the rental when the Agreement expires or
terminates, Party B shall move out of the factory premises and return it to Party B on or before the date of expiration or termination.
The rental shall be doubled in the overdue days. However, Party A shall have rights to claim its written denies accepting the doubled
rental and shall take the factory premises back without caring items in it.

 

Article 17. Advertisement

		1.	Any establishment of a billboard by Party B on the body of the factory premises must be with a
prior registration to and approval from the local government according to relative regulations; and any establishment of a billboard
by Party B around the body of the factory premises must be with the consent from Party A and follow relative governmental regulations.

 

Article 18. Relative Taxes and Dues

		1.	According to relative national and local laws and regulations, all taxes and dues related to the
land and the factory premises shall be paid by Party A solely. Party A shall be responsible for relative registration procedures
and pay the expenses incurred.

 

Article 19. Notice

		1.	The notice that is delivered according to the Agreement, document submission by both parties and
the notice and requirements related to the Agreement shall be in written. Mails from Party A to Party B or from Party B to Party
A or faxes shall be deemed as delivered. The registered mail shall be deemed as delivered after 7 days; and the delivery in person
shall be deemed as delivered.

 

Article 20. Settlement of Disputes

		1.	Any disputes arising from the execution of this Agreement or related to this Agreement shall be
settled through negotiations by both parties. If such settlements are failed to reach, the disputes shall be submitted to Arbitration
Commission of Kunshan, Jiangsu Province for arbitration which will be final for both parties.

 

Article 21. Effectiveness of Agreement

		1.	The Agreement shall be registered and filed to the Real Estate Management Office and the expenses
incurring from this shall be paid by Part A.

 

Article 22. Others

		1.	The matters that are not stated in the Agreement shall be negotiated by both Parties and can be
recorded the supplemental agreement.

		2.	The Agreement is made out in four original copies which have the same legal effects. Party A and
Party B shall hold two of them separately.

		3.	The Agreement shall come into effect upon the signatures and seals of both parties, receipt of
the down deposit from Party B and obtainment of the business license by Party B.

 

    	 

    	 

    

 

Party A (Seal): (Seal of Kunshan Huixia
Metals Manufacturing Co., Ltd.)

Representative (Signature): (Signed)

 

Party B (Seal): (Seal of Broadway Precision
Industrial (Kunshan) Ltd.)

Representative (Signature): (/s/ Kin Sun
Sze-To, Chief Executive Officer)

 

Witness (Seal):

Representative (Signature):

 

Signed on: August 26, 2008

 

    	 

    	 

    

 

Factory Premises Rental Agreement

 

Leaser (Party A): Village Committee of
Jinhua Village, Zhangpu Town, Kunshan City

Organization Code: XXX

Address: XXX

Legal Representative: XXX

Tel: XXX

 

Leasee (Party B): Broadway Precision Industrial
(Kunshan) Ltd.

Business License: XXX

Address: XXX

Zip Code: XXX

Legal Representative: Kin Sun Sze-To

Tel: XXX

 

In witness whereof:

		1.	Party A has obtained the use right on a land located at 168 Chang Shun Road, Chang Po Town, Kunshan
City (hereinafter referred to as the land) for industrial purposes and built four workshops on the land (hereinafter referred to
as the factory premises) and is willing to rent them to Party B;

		2.	Party B agrees to take the rent of the factory premises on the land.

 

Party A and Party B come into an agreement
on the rental of the factory premises and supporting facilities through negotiations according to relative laws of People’s
Republic of China. The details of the Agreement are as per the following:

 

Article 1. Location, Area and Business
Purposes of the Land and Factory Premises

		1.	The land and factory premises of which the use right belongs to Party A is located in No.4 Workshop,
168 Chang Shun Road, Chang Po Town, Kunshan City. The land covers an area (i.e. land size of No. 4 Workshop) of 3,500 square meters;
and the factory premises covers an area of 4,500 square meters;

		2.	The factory premises shall be used as workshop and power distribution room by Party B. Without
the prior consent from Party A, Party B shall not transfer the factory premises to other functions. Any procedures required for
such transfer shall be submitted to the administration by Party B and the costs incurring from such transfer shall be paid by Party
B;

		3.	The factory premises shall be managed by Party B solely.

 

Article 2. Rental Period

		1.	The rental period of the factory premises shall be 9 years from March 1, 2010 to March 1, 2019,
which shall be split into two periods.

Note: The
first period from March 1, 2010 to March 1, 2014 shall be the mandatory rental period; and the second period from March 1, 2014
to March 1, 2019 shall be optional rental period.

 

    	 

    	 

    

 

		2.	After the rental period expires, Party B shall have the priority on the leasehold under the same
conditions. Both parties shall negotiate the renewal conditions and come into a new rental agreement on rental issues.

 

Article 3. Delivery of the Factory Premises

		1.	Before the Agreement is signed, Party A shall provide copies of its legal house ownership certificate,
building inspection and acceptance report, fire-control conformance certificate, land use certificate, approval on environment-protection
request and other legal documents related to the building.

		2.	Delivery

Within 10
days after the Agreement comes into effect, Party A shall deliver the factory premises under the current conditions to Party B
and Party B shall agree to take the rent of the factory premises and facilities under the current conditions. Both parties shall
sign the equipment interchange receipt to confirm the conditions of the infrastructures and can attach pictures. The conditions
of facilities that are delivered by stage shall be confirmed accordingly.

		3.	Date of Rent Inception and Agreement Validation

The commencement
date of the rental and the effective date of the Agreement should be agreed by both Parties, and shall be recorded in written.

		4.	Deposit

After the
Agreement is signed, Party B shall pay RMB 54,000 (RMB FIFTY-FOUR THOUSAND) to Party A as the deposit which shall be refunded to
Party B unconditionally within 5 days after Party B pays off the rental, property management fee and other expenses incurring from
the renting and returns the factory premises and fulfills other responsibilities stated in the Agreement when the rental period
is due.

 

Article 4. Rental and Other Expenses

		1.	The annual rental (tax included) shall be fixed at RMB 648,000 (RMB SIX HUNDRED AND FOURTY-EIGHT
THOUSAND) from March 1, 2010 to March 1, 2014, during which the relative taxes shall be paid by Party A. If Party B continues to
rent the factory premises after March 1, 2014, the annual rental shall be increased by 10% (RMB 648,000*10%+RMB 648,000=RMB 712,800)
to be RMB 712,800 (SEVEN HUNDRED TWELVE THOUSAND AND EIGHT HUNDRED) (tax included). However, Party B shall enjoy a rent-free month
for the decoration of the workshop if it is extended for the second period . If Party B intends to extend the rental period after
March 1, 2019, the rental shall be negotiated by both parties.

		2.	The water bills and electricity bills during the rental period shall be paid by Party B.

 

Article 5. Payment of Rental and Other
Expenses

		1.	Upon the effectiveness of Agreement, Party B shall pay
the first six-month rental of RMB 270,000 (a deduction due to one rent-free month for decoration in the first half year) within
10 days after Party A provides the house ownership certificate, land certificate, fire-control conformance certificate, approval
on environment-protection request; and then shall pay the rental every six months to the bank account specified by Party A. Party
A shall provide the tax invoices accepted by the tax bureau and pay the taxes.

Bank: XXX

Bank Account: XXX

 

    	 

    	 

    

 

2. The
penalty shall incur from the overdue rental against Party B, which shall be Overdue Days*Total Overdue Amount*3% of annual interests
of the unpaid.

3. Party
A shall be responsible for handling the procedures of applying to install a 315KVA transformer for Party B’s uses and the
cost arising from it shall be covered by Party B.

4. Party
B shall not remove the transformer stated above and shall transfer the ownership of the transformer to Party A unconditionally
when Party B surrenders the rental.

 

Article 6. Transfer of the Factory Premises

		1.	During the rental period herein, provided that Party A intends to transfer the factory premises
partly or entirely, Party A shall inform Party B at least six month ahead of the selling and ensure that the transferee will fulfill
the Agreement. Party B shall have the priority of purchasing the factory premises under the same conditions. The transfer of the
ownership of the factory premises shall not influence the effectiveness of the Agreement.

 

Article 7. Maintenance and Repairs of
Factory Premises and Supporting Facilities

		1.	During the rental period, Party A shall be in obligations to repair the factory premises. Party
B shall be entitled to require Party A to take repairs within seven days. When Party A fails to take the timely repairs, Party
B shall do it solely and the cost arising from such repairs shall be deducted from the rental of the month.

		2.	During the rental period, Party B shall have the exclusive use right on the factory premises and
supporting facilities, be responsible for the maintenance and repairs of supporting facilities within the factory premises and
guarantee that the supporting facilities shall be returned in good conditions together with the factory premises to Party A when
the Agreement expires.

		3.	Any damages of the factory premises and/or the supporting facilities caused by improper operations
by Party B shall be repaired by Party B under Party B’s payment.

 

Article 8. Fire Safety

		1.	Party B shall strictly follow relative regulations of Fire Control Law of People’s Republic
of China and terms of the Agreement and shall give its best supports to Party A on fire preventions; and otherwise, shall bear
all responsibilities and losses arising from Party B’s breach of them.

		2.	Class 1 Temporary Fire Operations (including electrical welding, gas welding) must obtain the prior
approvals from the fire fighting department.

		3.	Party B shall deploy the fire extinguishers within the factory premises according to relative regulations
and the fire fighting equipment shall not be used for any other purposes.

		4.	Party A shall provide the existing fire fighting equipment and fire control conformance certificates
of the plant area and Party B shall be fully responsible for the fire safety within the factory premises according to the relative
regulations of fire fighting department. With prior notice in written, Party A shall have rights to inspect the fire safety within
the factory premises at the time agreed by both Parties. Party B shall not deny or delay such notice.

 

Article 9. Insurance Liability

		1.	The insurance of the leased real estate, supporting facilities and properties in the leased real
estate and all other compulsory insurances (including the liability insurance) during the rental period stated above shall be purchased
by Party B. Any losses and/or responsibilities caused by the absence of purchasing such insurances shall fall on Party B.

 

    	 

    	 

    

 

Article 10. Property Management

		1.	Party B shall be responsible for cleaning the factory premises up and moving out completely on
or before the date that the Agreement expires or terminates. Provided that Party B fails to do such cleaning, any costs incurring
from such cleaning by Party A shall be covered by Party B.

		2.	When using the factory premises, Party B shall strictly abide by laws of People’s Republic
of China, regulations of Jiangsu Province and relative property management of Party A. Any breach of above shall incur responsibilities
against Party A. Provided that Party B’s illegal usage of the factory premises influences other users around, Party B shall
be responsible for the losses arising from such breach.

 

Article 11. Decoration

		1.	The first month (from March 1, 2010 to March 31, 2010) of the rental period shall be rental free
for Party B to decorate the workshop;

		2.	Without the consent from Party A for the decorations and/or reconstructions plan on the leased
real estate hereof submitted by Party B, no decorations and/or reconstructions shall be allowed; and Party B shall solely apply
to and obtain the approvals from the local administrations, if any, and cover the costs arising from it;

		3.	When the Agreement expires or is terminated due to breach of Party B, Party B shall take the injection
molding machine and office equipment. The ownership of other immovable fixtures shall be transferred to Party A unconditionally.

		4.	Upon the termination of this Agreement due to Party A’s breach, Party B shall solely remove
the removable fixtures of the decorations and/or reconstructions like transformers, injection molding machine and office equipment;
and Party A shall compensate the decorations and/or reconstructions that are not removable at the estimated marketing prices. When
Party A and Party B fail to reach an agreement on pricing the decorations and/or reconstructions hereof, the prices estimated by
the qualified appraisal firm shall be final.

		5.	The engineering costs of elevator well shall fall on Party A; and the installation cost of the
elevator shall fall on Party B. Note: Party B shall not remove the elevator and shall transfer the ownership of the elevator to
Party B unconditionally when surrendering the rental.

 

Article 12. Sublease of the Factory
Premises

		1.	During the rental period, with the prior consent from Party A, Party B shall be authorized to sublease
the entire or partial factory premises to the third party; and rights and obligations of both parties shall not be redefined because
of the sublease by Party B.

 

Article 13. Commitments and Undertakes
from Party A

		1.	Party A guarantees that it is the legal sole owner of the land use right and has the right to rent
the land and the real estate to Party B.

		2.	Party A guarantees that it has the land use right and paid the former land owner all relative expenses;
and the land hereof is under no mortgage, foreclosure or restrictions from the rights of third party;

		3.	Party A guarantees that it is the legal owner of the land and the land hereof is under no mortgage,
foreclosure or restrictions from the rights of third party;

 

    	 

    	 

    

 

		4.	Party A guarantees that it has the right to rent the real estate and the land hereof to Party B
and such renting complies with relative laws of People’s Republic of China and regulations of Jiangsu Province and damages
no legal interests or rights of any third party;

		5.	Party A guarantees that the quality of the leased real estate and supporting facilities hereof
complies with the relative national standards for constructions and those for supporting facilities; and that no such defects that
can influence the functions and performances of the workshop and/or the supporting facilities exist;

		6.	Party A guarantees that such infrastructures as roads leading out, power supply and water supply
comply with the requirements of Party B; and no defects that can influence the routine productions and operations of Party B exist;

		7.	Party A guarantees that it will give its best supports to Party B on obtaining legal certificates
(such as business license, environment conformance certificate) and all cost arising from such procedures shall fall on Party B.
Party A shall actively support the legal operations of Party B and take active measures to create good public security out of the
plant area hereof;

 

Article 14. Liabilities for Breach of
Agreement

Neither party shall be entitled to be in
breach of the Agreement. Either party in breach shall inform the other at least 180 days ahead and pay another 2-month rental to
the other within 10 days after the Agreement terminates.

		1.	Liabilities of Party A for Breach of Agreement

Any actions
in breach of Party A shall entitle Party B of the rights to suspend to pay the relative payable(s) and require Party A to fulfill
its obligations stated in the Agreement within thirty days; and the complete or partial failure to fulfill the obligations by Party
A shall entitle Party B to terminate the Agreement.

		2.	Liabilities of Party B for Breach of Agreement

Any payment
of the payables that is overdue more than 30 days by Party B shall entitle Party A to terminate the Agreement.

 

Article 15. Exceptions

		1.	Clause 2 in this Agreement shall be executed when the failures to fulfill the Agreement by Party
A is caused by the government’s modifications on rental related laws and/or regulations or other government’s actions;

		2.	In case that one or both parties are impossible to perform the duties provided herein on account
of force majeure such as earthquake, war or other force majeure, the Party (or parties) in contingency shall inform the other party
(or each other) of the situations immediately by mails or faxes and provide the details of the force majeure and documentary evidences
proving that the agreement execution shall not be enforceable entirely or partly or be delayed released by the local accrediting
agency of the area in the contingency within 30 days. Other strong evidences shall be as valid as the above mentioned documentary
evidence from other local accrediting agency. The party or parties shall be exempted from duties due to this Clause herein.

 

    	 

    	 

    

 

Article 16 Termination of Agreement

		1.	If both parties fail to reach an agreement on expanding the rental when the Agreement expires or
terminates, Party B shall move out of the factory premises and return it to Party B on or before the date of expiration or termination.
The rental shall be doubled in the overdue days. However, Party A shall have rights to claim its written denies accepting the doubled
rental and shall take the factory premises without caring items in it.

 

Article 17. Advertisement

		1.	Any establishment of a billboard by Party B on the body of the factory premises must be with a
prior registration to and approval from local government according to relative regulations; and any establishment of a billboard
by Party B around the body of the factory premises must be with the consent from Party A and follow relative governmental regulations.

 

Article 18. Relative Taxes and Dues

		1.	According to relative national and local laws and regulations, all taxes and dues related to the
land and the factory premises shall be paid by Party A solely. Party A shall be responsible for relative registration procedures
and pay the expenses incurred.

 

Article 19. Notice

		1.	The notice that is delivered according to the Agreement, document submission by both parties and
the notice and requirements related to the Agreement shall be in written. Mails from Party A to Party B or from Party B to Party
A or faxes shall be deemed as delivered. The registered mail shall be deemed as delivered after 7 days; and the delivery in person
shall be deemed as delivered.

 

Article 20. Settlement of Disputes

		1.	Any disputes arising from the execution of this Agreement or related to this Agreement shall be
settled through negotiations by both parties. If such settlements are failed to reach, the disputes shall be submitted to Arbitration
Commission of Kunshan, Jiangsu Province for arbitration which will be final for both parties.

 

Article 21. Effectiveness of Agreement

		1.	The Agreement shall be registered and filed to the Real Estate Management Office and the expenses
incurring from this shall be paid by Part A.

 

Article 22. Others

		1.	The matters that are not stated in the Agreement shall be negotiated by both Parties and can be
recorded the supplemental agreement.

		2.	The Agreement is made out in four copies, each of which shall be held by Party A and Party B and
shall have the same legal effects.

		3.	The Agreement shall come into effect on the date agreed by both parties after it is signed.

 

Party A (Seal): (Seal) (Siged)

Representative (Signature):

 

Party B (Seal): (Seal of Broadway Precision
Industrial (Kunshan) Ltd.)

Representative (Signature): (/s/Kin Sun
Sze-To, Chief Executive Officer)

 

January 10, 2010

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00215-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00215-of-00352.parquet"}]]