Document:

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                                                                     EXHIBIT 4.9

                                  TRANSLATION

                               TENANCY AGREEMENT

        Lessor (Party A):             Shenzhen Shekou Nan Shui Enterprises
                                      Shareholding Co. Ltd.

        Address:                      Nan Shui Co. Office building, Garden South
                                      Road, Shekou.

        "Leased Property Permit":     (ShenNan) Permit No. D11246
        Representative:
        Address:

        Lessee (Party B):             Jetcrown Industrial (Shenzhen) Limited

        Address:                      Wing Village Industrial Estate, Shekou,
                                      Shenzhen.

        Business Registration No. or Identity Card No.:

            According to "Shenzhen Special Economic Zone Leased Property
Ordinance" and its executing regulations, and through the sufficient negotiation
of Party A and Party B, they signed this contract.

The contents of the contract are as follows:

        1.     Party A owns and leases the property situate at 1/F of Block C,
               Wing Village Industrial Estate, Shekou, Nan Shan District,
               Shenzhen to Party B. The construction area is 1,040.00 square
               meters in total.

        2.     The rental period for the said property is one year, starting
               from 1 October 1999 to 30 September 2000.

        3.     Party B can use the property for industrial purpose. Party A
               should make sure the leased property can be used for the
               aforesaid purpose and comply with the relevant fire prevention
               and security regulations of the country. In case Party B use the
               property for the other purpose, the approval of Party A should be
               sought. And Party B should complete all the reporting and
               approval procedures in respect of the change of property use
               according to the relevant legal regulations.

        4.     Party A should make sure the usage of the property as mentioned
               in Term 3 above complies with the relevant rules and regulations.
               On the other hand, Party B should make sure the property usage
               complies with the rules as well during the rental period.

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        5.     The rental for the property is calculated at DOLLARS TWENTY-FIVE
               RENMINBI (RMB25.00) per square meter of construction area per
               month. Total monthly rental is DOLLARS TWENTY-SIX THOUSAND
               RENMINBI (RMB26,000.00). Rentals shall be paid on or before the
               15th day of each month.

        6.     Party A should hand-over the property for Party B use on or
               before 15 August 1999. If the hand over date is later than that
               of the aforementioned, Party B is entitled to request to defer
               the effective date of the agreement, both parties should provide
               this term in writing.

        7.     During the rental period, Party A shall be responsible to pay for
               the property tax, landuse fees and the rental housing management
               fees of the property. Party B shall be responsible for the water,
               electricity, cleaning and management charges.

        8.     For the first month, Party A pay on behalf of Party B for those
               expenses should be borne by Party B. Party B should repay the
               said sum within ten days after the first month of usage. After
               that, Party B should prepay the said expenses. The amount to be
               prepaid equals to the actual sum for the previous month. The
               prepayment will be settled in next month. Party A should provide
               relevant documents to support the amount he collected. If Party B
               prepays the sum less than that for the whole month, Party A has
               the right to request Party B to do so. If Party B doesn't pay for
               a month, Party A is entitled to stop the provision of the
               relevant facilities for Party B's use. In case both parties
               provided otherwise, it will follow their agreement.

        9.     This agreement sets out to provide the deposit guarantee. When
               Party A hand over the property, he is entitled to collect a
               guarantee sum which is DOLLARS SIXTY EIGHT THOUSAND RENMINBI
               (RMB68,000.00). After receiving the guarantee sum from Party B,
               Party A should provide receipt to Party B. Both parties should
               take the initiative to comply with all the terms set out in this
               agreement. If either party break the contract, then he should
               bear the legal responsibilities arising from this break.

        10.    Party A should ensure the security of the property and its
               internal facilities complies to the relevant provisions of rules
               and regulations. Party B should use the property in normal way
               and protect the internal facilities of the property and prevent
               any abnormal damage. Upon the expiry of the agreement, Party B
               should hand over the property on time and ensure the property and
               its facilities are in good conditions (except normal
               depreciation), and should settle all those expenses borne by
               Party B.

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        11.    During the rental period, if there is an occurrence of damage or
               out of order of the property and its facilities which will
               prevent its safe and normal use, Party B should inform Party A in
               time and carry out effective measures; Party A after receiving
               Party B's notice should carry out repairs and maintenance works
               within fifteen days; if Party B cannot reach Party A or Party A
               refuses to repair, Party B can repair it instead after getting
               the certification of the agreement registration authority. Party
               A should bear the expenses arising from-any maintenance
               (including those paid by Party B on behalf) under this term.

        12.    If there is an occurrence of damage or out of order of the
               property and its facilities which arising from Party B's improper
               or unreasonable use, Party B should bear this responsibilities
               and repair or provide compensation in time. If Party B refuses to
               repair or compensate, Party A can repair it on behalf of Party B
               after getting the certification of the agreement registration
               authority. The repairs and maintenance charges should be borne by
               Party B.

        13.    During the tenancy period, if Party A wants to alter, expand or
               renovate the property because of needs, with the agreement of
               Party B and approval of the relevant government department,
               improvement works can be carried out then. Both parties should
               sign a separate written agreement on this area. Similarly, Party
               B can renovate the property with the agreement of Party A and the
               approval of the relevant government department. Regarding this
               area, a separate written agreement is required as well.

        14.    Without the written agreement of Party A, Party B is not allowed
               to sublet the property to third party either partly or wholly.
               With Party A's agreement to sublet the property, Party B should
               complete the registration procedures with the Leasing Property
               Department. But the period of sublet should not be longer than
               that of the original tenancy agreement made between Party A and
               B. Party B should also make sure the third party will not
               re-sublet the property to the fourth party.

        15.    During the tenancy period, Party A wants to sell the property
               either wholly or partly, he should give one month notice to Party
               B. Party B has the first priority to purchase the property under
               the same conditions offered by the third party. If the property
               right has been transferred to a third party, Party A should make
               sure the new owner completed the contract as if the property
               right hasn't change.

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        16.    During the tenancy period, the contract will be terminated
               automatically under either one of the following conditions:

               (1)    an occurrence of natural disasters or accident, and as a
                      result the contract cannot be completed;

               (2)    the government decides to make a requisition of the land
                      on which the aforesaid property builds and the property
                      has to torn down as a result;

               (3)    the "Leased Property Permit" of Party A becomes void.

               If termination of contract is due to (3) above, Party A should
               indemnify Party B for any loss incurred.

        17.    Party A reserves the right to terminate the contract because of
               either one of the following conditions. Party B should indemnify
               Party A for any loss incurred by the latter because of the
               termination, of the contract.

               (1)    Party B doesn't pay the rental for more than one month;

               (2)    The miscellaneous expenses should be paid by B becomes
                      overdue;

               (3)    Without the permission of Party A and the relevant
                      government department, Party B change the use of the
                      property;

               (4)    Party B in breach of the provision set out in Item (12),
                      in other words, he refused to bear the responsibility of
                      repair and maintenance or paid the related expenses and as
                      a result, the property becomes serious damaged;

               (5)    Without the written permission of Party A and the relevant
                      government department, Party B renovate the property;

               (6)    Without the permission of Party A, Party B sublet the
                      property to third party.

               Party A terminates the contract based on the aforesaid
               situations, he should order Party B to move out and take
               possession of the property by giving a written notice. Any
               remaining balance of the prepaid amount made by Party B should be
               returned to Party B. But Party B has no right to request the
               refund of rental deposit.

        18.    Party B reserves the right to terminate the contract because of
               the following conditions. Party A should compensate Party B for
               any loss incurred arising from the termination.

               (1)    Party A delayed the handover of the property for more than
                      one month;

               (2)    Party A in breach of the contract term (4), as a result,
                      the property cannot be used for the purpose as stated
                      before;

               (3)    Party A in breach of the contract term (11), in other
                      words, he refused to bear the responsibility of repair and
                      maintenance or paid the related expenses, and as a result,
                      the property cannot be used for the purpose as stated
                      before;
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               (4)    Without the agreement of Party B and the approval of the
                      relevant government department, Party A carries out the
                      alteration, expansion, or renovation works.

               Party B terminates the contract because of the aforesaid
               conditions, he should give a written notice to Party A and he
               should move out at once. In this situation, Party B has the right
               to request Party A to compensate two times of the rental deposit,
               and refund the excess amount of the prepayment.

        19.    Upon the expiry of the tenancy agreement, if Party B wants to
               renew the contract, he should inform Party A one month before the
               expiry. If Party A continues to rent out the property, Party B
               should be given a first priority to be the lessee under the same
               conditions as offered by third party. If both parties can reach
               an agreement on renewal, they should sign a new contract which
               should be re-registered with the Contract Registration Registry.

        20.    Upon the expiry of the contract, Party B should move out within
               thirty days of the expiry and then hand over the same to Party A.
               Party B doesn't move out and hand over the property, Party A can
               sue Party B through Court of People.

        21.    If Party B doesn't pay the rental, he should pay a delay charge
               to Party A. The delay charge should be number of days times 3%
               of the monthly rental.

        22.    If Party B sublet wholly or partly of the property to third party
               without getting the permission of Party A, he is then required to
               pay an indemnity.

        23.    If either party do not comply with the terms of the contract, and
               any loss of the other party arises from this, the party who break
               the contract should indemnify the actual loss and expected income
               of the victim party.

        24.    If both parties want to insert or delete terms, it can be made in
               the Supplementary Clause. The provisions of Supplementary Clause
               and the main contract are of equal validity. If there shall be
               anything that is not provided for by this agreement, the parties
               can make any supplement after negotiation, and the supplement
               will of equal validity with the main contract only after the
               certification of the Contract Registration Registry.

        25.    If there shall be any dispute arising through fulfillment, it
               should be solved by the discussions and negotiations of the
               parties. If there shall be no agreement made in negotiation,
               mediation can be made through the Contract Registration Registry
               or (1) request arbitration from the Shenzhen Arbitrating
               Committee (2) raise a prosecution in People's Court. (Both
               parties should choose either one of the above two ways and tick
               as appropriate on the contract).

        26.    This contract is written in Chinese.

        27.    This contract is made in three copies, each party will keep one
               and the remaining one will be kept in the Contract Registration
               Registry.

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        28.    This contract takes effect after signed by two parties.

        Party A (Signature & Chop):               (Signed)
        Authorized Representative:
        Contact Telephone No.:
        Bank Account No.:
        Authorized Agent (Signature & Chop):

        Party B (Signature & Chop):               (Signed)
        Authorized Representative:
        Contact Telephone No.:
        Bank Account No.:
        Authorized Agent (Signature & Chop):

                                                  October 9, 1999

        Register (Signature & Chop):              (Signed)

                                                  October 13, 1999

        Contract Registration Registry (Signature & Chop):   (Signed)

                                                  October 13, 1999

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(APPENDIX)

The agreement will be extended to September 30, 2002.

Chop of Shenzhen Shekou Nam Shui Enterprises Shareholding Co. Ltd.

The terms on the monthly rental of the original contract remain unchanged and it
Was agreed to extend to September 30, 2002.

Chop of Jetcrown Industrial (Shenzhen) Limited.<PAGE>   1
                                                                    EXHIBIT 4.10

                                  TRANSLATION

                                TENANCY AGREEMENT

        After sufficient and friendly negotiation of both parties and according
to equal and mutual benefit principles, they signed the following agreement
terms:

                                I.   THE PARTIES

1.      Shenzhen Shekou NanShui Enterprises Shareholding Co. Ltd.
        (hereafter called Party A)

        Address: 2/F, NanShui Building, Shekou, Shenzhen.
        Telephone : 6680803

2.      Jetcrown Industrial (Shenzhen) Limited
        (hereafter called Party B)

        Address :
        Telephone :

                         II.  LEASE TERMS AND CONDITIONS

1.      Party A owns and leases the factory at 2/F, Factory C, Wing Village
        Industrial Estate of surface area 470 square meters to Party B.

2.      Leasing Period: From December 1, 1999 to November 30, 2001.

3.      Party B will pay Party A a monthly rental at DOLLARS FIFTEEN RENMENBI
        (RMB15.00) per square meter, the total monthly rental is DOLLARS SEVEN
        THOUSAND AND FIFTY RENMENBI (RMB 7,050.00). Party B should paid the
        rental monthly and at one time on or before 15th day of each month,
        otherwise, it will be treated as breach of contract.

4.      Upon the change in market conditions, both parties can adjust the rental
        accordingly through negotiations.

5.      The surface area of the factory is calculated according to construction
        area. After signing the agreement by both parties, Party A should give
        period to Party B for renovation works.
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6.      The said factory can be used as processing plant only. Provided that the
        main structure will not be altered, Party B can carry out interior
        renovation work and partial structure change, the related expenses will
        be borne by Party B. The renovation drawing should be submitted to Party
        A for approval. If Party B doesn't do so, and Party A finds that the
        alteration, renovation are unsuitable, he is entitled to order Party B
        to remove the same. Such act will be treated as breach of contract.

7.      During the lease period, if the property right of the said factory has
        changed which affects the production business of Party B, Party A should
        indemnify Party B's loss in leasehold improvements and all kinds of
        losses. The amount of indemnity should be negotiated by both parties or
        authorize the relevant department to determine. The authorization
        expenses should be borne by both parties. Approval from Party A should
        be sought if Party B has a joint venture with third party or he should
        sublet the vacant portion of the property. Monthly rental should be
        negotiated by both parties.

8.      The water and electricity charges should be paid according to the
        payment schedule set by the Suppliers. Party B should pay the property
        management fee to the relevant property management office as assigned by
        Party A.

9.      During the lease period, there is an occurrence of some unexpected event
        (natural disasters, severe loss), Party B has no ability to maintain
        production and raise out the termination of the agreement, Party B
        should give one month notice to Party A and should clear up all the
        rental.

                      III.  RESPONSIBILITIES OF BOTH PARTIES

1.      Party A held responsible to provide electricity from basement to fuse
        box. Regarding the provision of electricity from fuse box to low
        pressure portion of the property and interior circuit renovation should
        be borne by Party B. If electricity provision is insufficient during the
        production process, Party B may apply for change but the relevant
        expenses should be borne by Party B. Party A should be responsible to
        provide water to the factory and Party B shall be responsible to pay
        water charges according to consumption and install relevant facilities.

2.      During the lease period, Party A should provide a cargo lift for Party
        B's use. The related charges shall be borne by all tenants according to
        the share out portion set by Party A.
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3.      Party B should produce in civilize way, take initiative to keep the
        factory clean and sanitary, to avoid pollution, should strictly obey the
        rules and regulations set by the Industrial Estate. During the lease
        period and because of the production needs, any additions and
        alterations which belongs to pollution items, Party B should report to
        Party A and the related management office of the Industrial Estate.
        After approval has been granted, Party B can carry out the work and he
        should take precaution measures according to the requirements of
        pollution prevention.

4.      Party B held responsible to repair and maintain the property and also
        the water and electricity facilities in which the damage was caused by
        the production. If the damage was caused by the original quality of the
        property, Party A shall be responsible.

5.      If Party B wants to carry out renovation or alteration works, which will
        affect the property structure, approval from Party A should be sought
        before.

6.      During the lease period, Party B should strictly obey the "People's
        Republic of China Fire Prevention Ordinance" declared by the Department
        of State on May 13, 1984 and "People's Republic of China Fire Prevention
        Executive Rules and Regulations" declared by Public Security Bureau,
        should take the initiative to carry out fire prevention and security
        measures. Party B should at all times make himself alert of and strictly
        prevent the occurrence of fire. Otherwise, any loss arises due to the
        occurrence of fire should be borne by Party B.

7.      During the contract period, Party B should make sure the smooth running
        of the fire-fighting passage. If the said passage has been
        mis-constructed, torn down or renovate incorrectly, and take possession
        of the fire-fighting passage, and destroy the fire-fighting facilities;
        Party A and the relevant department reserves the right to look into the
        case, request Party B to restore the original state within a time limit.
        Party B should arrange the insurance issue himself.

                   IV.  RESPONSIBILITIES ON BREACH OF CONTRACT

1.      Either party in breach of contract, he is responsible to indemnify the
        loss of the other party. If the monthly rental had been in arrears for
        more than one month, Party A reserves the right to stop the provision of
        water and electricity until Party B clears up the rental. If Party B
        defaults to pay the rental for more than three months, such act is
        treated as to terminate the contract automatically. Party A has the
        right to request Party B to move within five days and to clear up all
        the defaulted rentals, water and electricity charges and management
        fees.
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2.      If Party B cannot pay the rental on time due to insufficient fund, he
        should inform Party A in writing and seeks Party A's approval. No matter
        Party A agrees Party B to delay the payment or not, a default charge
        shall be imposed on the rental, which is calculated on daily basis based
        on the Bank's interest rate at the time.

3.      Party B had not paid the rental, electricity charges, management fees
        and the debt still remains unpaid after Party A urges to do so in any
        form for three times, Party A reserves the right to stop the provision
        of electricity and Party B cannot dispute.

               V.  RENEWAL, TERMINATION OF CONTRACT AND SETTLEMENT

1.      Upon the expiry of the contract, Party A may give the priority to Party
        B for renewal of contract under the same conditions. If Party B intends
        to renew the contract, he should negotiate with Party A two months
        before the expiry and then sign a new contract. Adjustment of guarantee
        sum.

2.      Upon the expiry of the contract, or early termination, Party B should
        settle the rental in the same month. If Party B requires time to tear
        down the facilities inside and outside the factory, rental for this
        period should be paid as well.

3.      Party B can move out only after he clear up all the rental payment.
        Party B is responsible to tear down all his facilities both inside and
        outside the factory, restore the same to the original state within the
        time limit set by both parties. The restoration includes the outdoor
        facilities location such as the heat shield of air-conditioning plant on
        the roof, the air-conditioning tube outside the wall, the signboard and
        advertisement of Party B, windows installed by Party B and the public
        area used by Party B. Party B should get the certification of Party A.
        If Party B move out before clearing up all the rental payment, Party A
        has the right to block the factory and lock the door.

4.      Before Party B moved out, he should provide receipts of settlement of
        water and electricity charges, the management fee and charge for use of
        cargo lift to Party A. Party B should also complete the procedures of
        stopping the provision of water and electricity.

5.      After signing the contract by both parties and the contract takes
        effect, either party wants to terminate the contract because of some
        reasons, he should give one month notice to the other party.
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                              VI.  SUPPLEMENT RULES

1.      If there shall be any dispute arising through fulfilment, the terms can
        be altered or added through negotiation of both parties. If agreement
        cannot be reached, execution should be based on this agreement
        temporary. Any item in dispute should seek cognizance from Court of
        Arbitration for contract of Shekou or Shekou District Court of People.
        The result of the dispute item should be treated as alteration or
        addition of this agreement.

2.      After signing this agreement, Party B should pay a guarantee sum of
        DOLLARS FOURTEEN THOUSAND ONE HUNDRED RENMENBI (RMB14,100.00) TO Party
        A.

3.      This agreement is in two copies, both parties get one which are of equal
        validity. This agreement takes effect once after they signed it.

        Party A: Shenzhen Shekou NanShui            Party B: Jetcrown Industrial
                 Enterprises Shareholding Co. Ltd.           (Shenzhen) Limited

        Representative: (Signed)                  Representative: (Signed)

        November 5, 1999                            November 5, 1999

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