Document:

<PAGE>   1
                                                                Exhibit 10.18

                        DATED THIS 28th DAY of APRIL 2000

                                     BETWEEN

                           PALM PEAK TRADING SDN.BHD.
                              (Company No.251101-P)
                                  ("LANDLORD")

                                       AND

                   CENTURION WIRELESS COMPONENTS (M) SDN. BHD.
                     (formerly known as WEB LOGIC SDN. BHD.)
                              (Company No.497908-H)
                                  (" TENANT" )

      * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *

                                TENANCY AGREEMENT

      * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *

                               MESSRS. GHAZI & LIM
                             ADVOCATES & SOLICITORS
                              19TH FLOOR, MWE PLAZA
                               NO.8 LEBUH FARQUHAR
                                10200 GEORGETOWN
                              PENANG, WEST MALAYSIA
                               TEL: (604)-2633688
                               FAX: (604)-2627433
                           E-MAIL: gnlpg@po.jaring.my

                             (OUR REF: C6/00/KBC/c)
                              Disk C10: C6-00-C.TA
<PAGE>   2

         AN AGREEMENT made on the 28th day of April, 2000 between PALM PEAK
TRADING SDN. BHD. [Company No. 251101-P), a company incorporated in Malaysia and
having its registered office at No. 14, 2nd Floor, Church Street, 10200 Penang
(hereinafter referred to as "the Landlord" which expression shall where the
context so admits include the person(s) or corporation(s) for the time being
entitled to the reversion immediately expectant on the determination of the
tenancy hereby created) of the one part and CENTURION WIRELESS COMPONENTS (M)
SDN. BHD. [Company No. 497908-H] (formerly known as WEB LOGIC SDN. BHD.), a
company incorporated in Malaysia and having its registered office at 51-21-A
Menara BHL Bank, Jalan Sultan Ahmad Shah, 10050 Penang (hereinafter referred to
as "the Tenant") of the other part.

RECITAL

         WHEREAS the Landlord is the registered proprietor of all that leasehold
land known as No. P.T. Lot No. 5353 Mukim 1,Daerah Seberang Perai Tengah, Penang
held under Suratan Hakmilik Sementara No. H.S. (D) 5005 (hereinafter referred to
as "the said Land") comprising of a total land area of approximately 1685 square
metres together with a factory unit erected or to be erected thereon with a
built-up area of approximately 23,000 square feet (the said Land and the factory
unit to be hereinafter referred to as "the said Premise").

         AND WHEREAS the said Land is currently charged to OCBC Finance Berhad
("hereinafter referred to as "the said Chargee") via a charge bearing
Presentation No. 7148/96, Jilid No. 687, Folio 118 (hereinafter referred to as
"the said Charge").

         AND WHEREAS the Landlord shall seek and obtain the written consent of
the said Chargee to the tenancy of the said Premise by the Tenant for the Term.

         AND WHEREAS the said Land has an express restriction-in-interest namely
that it "shall not be transferred, charged, leased, subleased or otherwise in
any manner dealt with or disposed of without the written sanction of the State
Authority".

         AND WHEREAS the Landlord is desirous of letting and the Tenant is
desirous of taking all of the said Premise more particularly shaded green in the
layout plan annexed herewith as Appendix A for a term of three (3) years
commencing on the 1st day of July 2000 (hereinafter referred to as "the Term")
subject to the terms and conditions hereinafter appearing.
<PAGE>   3
                                       2

DEFINITIONS AND INTERPRETATIONS

<TABLE>
<CAPTION>
Words                                                  Meaning
-----                                                  -------
<S>                                                    <C>
"appropriate/relevant authorities"                     any person(s) or body exercising
                                                       powers and discretion under statute
                                                       or any other written law within the
                                                       State of Penang.

"ready to be utilised"                                 means water and electrical fittings and fixtures
                                                       have been installed in the said Premise, tested and
                                                       commissioned  by the appropriate/relevant
                                                       authorities and the supply is available for
                                                       tapping; fire-fighting requirements and
                                                       regulations have been complied with; and access
                                                       to the said Premise is unobstructed.

"Rental"                                               Ringgit Malaysia Twenty Thousand
                                                       (RM20,000.00) only per month.
"Security Deposit"                                     Ringgit Malaysia Forty Thousand
                                                       (RM40,000.00) only being equivalent
                                                       to two (2) months' Rental.

"Term"                                                 Three (3) years commencing on the lst July 2000.

"the Commencement Date"                                the date on which the tenancy herein commencing
                                                       which is mutually agreed to be the 1st July 2000
                                                       i.e. date on which the Landlord hands over the
                                                       said Premise to the Tenant with vacant
                                                       possession ready to be utilised for the named User.

"the Landlord"                                         PALM PEAK TRADING SDN. BHD. [Company
                                                       No.251101-P] , a company incorporated in
                                                       Malayaia with its registered office at No. 14, 2nd
                                                       Floor, Church Street, 10200 Penang.

"the Tenant"                                           CENTURION WIRELESS COMPONENTS (M) SDN. BHD. (Company No. 497908-93, a
                                                       company incorporated in Malaysia and having its registered office at
                                                       51-21-A Menara RHL Bank, Jalan Sultan Ahmad Shah, 10050 Penang.
</TABLE>
<PAGE>   4
                                       3

<TABLE>
<S>                                      <C>
"the User"                               the said Premise falls under the
                                         industrial category of use and shall for the
                                         purposes of this tenancy be used as a
                                         manufacturing warehouse.
</TABLE>

NOW IT IS HEREBY AGREED as follows:

1.       The Landlord hereby lets and the Tenant hereby accepts the tenancy of
         the whole of the said Premise for a period of three (3) years
         commencing from the 1st July 2000 (hereinafter referred to as "the
         Commencement Date") to the 30th June 2003 at a monthly rental of
         Ringgit Malaysia Twenty Thousand (RM20,000.00) only per month
         (hereinafter referred to as "the Rental") which shall be paid monthly
         in advance within the first seven (7) days of each and every subsequent
         calender month; the first of the Rental to be paid within five (5)
         days of the Commencement Date in conjunction with Clause 3(b) below.

2.       In accordance with Section 226 of the National Land Code, 1965, the
         Landlord shall ensure that the consent of the said Chargee, in respect
         of this tenancy, is sought and obtained (hereinafter referred to as
         "the said Chargee's consent"). The same of which shall be made in
         writing and executed by the said Chargee or its lawfully authorised
         signatory.

3.       (a)      Upon the execution of this Agreement and upon receipt of the
                  said Chargee's consent, whichever is the later, the Tenant
                  shall pay to the Landlord a deposit in the sum of Ringgit
                  Malaysia Forty Thousand (RM40,000.00) only being equivalent to
                  two (2) months' Rental (hereinafter referred as "the Security
                  Deposit"), the receipt of which the Landlord hereby
                  acknowledges on the execution of this Agreement as security
                  for the due observance and performance by the Tenant of the
                  stipulations, terms and conditions of this Agreement.

         (b)      The Security Deposit or so much thereof as may be necessary
                  shall only be forfeited to the Landlord upon any breach of the
                  stipulations, terms and conditions of this Agreement by the
                  Tenant by way of liquidated damages and not by way of penalty
                  and if no breach by the Tenant shall occur, the Security
                  Deposit shall upon the expiration or the sooner determination
                  of this Agreement be returned to the Tenant forthwith free of
                  interest cost or compensation less such sum or sums as may
                  then be owing to the Landlord or in respect of any such sums
                  for payment of water and electricity, telephone and the likes
<PAGE>   5
                                       4

                  to the appropriate/relevant authorities Provided Always should
                  the Landlord fail to return to the Tenant the Security Deposit
                  or the balance thereof (if any) as the case may be within one
                  (1) month after the expiration or sooner determination of this
                  Agreement, the Tenant shall be entitled to levy interest on
                  the same at twelve per centum (12%) per annum.

4.       Upon the expiration or sooner determination of this Agreement the
         Tenant shall have the option to either:

         (a)      restore the said Premise to its original state and condition
                  as at the Commencement Date (subject to normal wear and tear
                  as may be reasonably expected); or

         (b)      leave any installations, fittings, fixtures, additions,
                  partitions renovations made by the Tenant intact in the said
                  Premise without any compensation from the Landlord.

         Provided in the event the Landlord elects to exercise its discreticn of
         early termination in accordance with Clause 12 hereof and/or request
         that any installations, fittings, fixtures, partitions, additions in
         the said Premise to be left so intact by the Tenant the Landlord shall
         compensate the Tenant for the same at a rate to be determined by an
         independent appraiser or at the current net book value of the same
         (whichever is the higher).

5.       The Tenant shall at the Tenant's own costs and expense apply to all or
         any appropriate/relevant authorities to obtain the necessary licenses
         approvals and/or consents for the tenancy if so required by the
         appropriate/relevant authorities.

6.       The Landlord shall nonetheless be solely responsible and shall ensure
         that the Certificate of Fitness for Occupation for the said Premise is
         sought and obtained and shall endeavour to assist the Tenant in
         obtaining all other relevant approvals and/or consents which are
         necessary for the occupation and use of the said Premise for its named
         User (if any) .

7. THE LANDLORD HEREBY COVENANTS WITH THE TENANT as follows:

         (a)      To pay all quit rent and assessment imposed on and payable in
                  respect of the said Premise;

         (b)      That in the event of the Tenant paying the rent hereby
                  reserved and observing and performing the stipulations herein
                  on its part contained, the Tenant shall peacefully hold and
                  enjoy the quiet occupation of the said Premise
<PAGE>   6
                                       5

                  during the Term hereby granted without any interruption by the
                  Landlord or any person(s) rightfully claiming under or in
                  trust for the Landlord;

         (c)      To keep the roof, main structure, exterior plaster or other
                  surface material or rendering on the internal walls, floors
                  and exterior of the said Premise in good and tenantable repair
                  and condition throughout the Term hereby granted. Provided
                  Always that where repairs under this covenant becomes
                  necessary by reason of the negligence of the Tenant or its
                  servants or licensees then the Tenant shall carry out such
                  repairs at its own cost and expense;

         (d)      To insure the said Premise at the Landlord's expense against
                  loss or damage by fire, lightning explosion aircraft
                  (including articles dropped from aircraft) civil commotion
                  malicious persons earthquake storm tempest flood bursting and
                  overflowing of water pipes tanks and other apparatus, impact
                  by vehicles and other natural disasters or act of God
                  (hereinafter referred to as "the Insured Risks") in full value
                  thereof and to cause all or any monies received by virtue of
                  such insurance to be expended forthwith in rebuilding and
                  reinstating the said Premise and to make up any deficiency out
                  of their own pocket Provided That the Landlord's obligation
                  under this covenant shall cease if the insurance shall be
                  rendered void by reason of any act or default of the Tenant
                  and in the case whereby the said Premise or any part thereof
                  shall at any time be destroyed or damaged by the Insured Risks
                  so as to be unfit for substantial occupation or use and the
                  policy or policies effected by the Landlord shall not have
                  been, invalidated or payment of the policy monies refused in
                  consequence of some act or default of the Tenant the rents
                  hereby reserved or a just and fair proportion thereof
                  according to the nature and extent of the actual damage done
                  (and as certified by an independent surveyor) shall be
                  suspended as from the happening of the said Insured Risks
                  until the said Premise shall be again rendered fit, for
                  occupation and use Provided that the Tenant shall be entitled
                  to terminate the Tenancy in the events the Premise shall not
                  be reinstated and rendered fit for occupation and use for the
                  Tenant's business within three (3) months from the date of the
                  damage or distinction.

         (e)      In the event of the said Premise being damaged or destroyed by
                  fire, to reinstate the same at their own expense and with all
                  speed within the three (3) months
<PAGE>   7
                                       6

                  (and this covenant is additional to the foregoing covenant to
                  insure the said Premise).

         (f)      To permit the Tenant to affix, paint or otherwise exhibit on
                  the exterior of the said Premise or any part thereof any name
                  plate, signboard, placard poster or advertisement for the
                  purpose of any public announcement or advertisement of the
                  Tenant's business.

         (g)      That the Tenant shall have the first option or first right of
                  refusal to rent the adjoining building to the said Premise
                  erected on P.T.Lot No. 5352 belonging to the Landlord should
                  the adjoining building become available for letting provided
                  that the Tenant shall exercise the option within fourteen (14)
                  days of the receipt by the Tenant of the Landlord's written
                  notice of the availability of the adjoining building for rent.

8.       THE TENANT HEREBY COVENANTS WITH THE LANDLORD as follows:

         (a)      To pay the Rental on the days and in the manner aforesaid.

         (b)      To pay and discharge all outgoings in respect of the said
                  Premise from the Commencement Date including that of water,
                  electricity consumed within the said Premise according no the
                  meters thereon and all charges for sewage, refuse or waste
                  disposal and actions taken to comply with the requirement(s)
                  of the Department of Environment and other
                  appropriate/relevant authorities.

         (c)      To use the said Premise for the named User only.

         (d)      To keep the interior of the said Premise, the fixtures,
                  fittings and, structures therein (if any) in good and
                  tenantable repair and condition (subject to reasonable wear
                  and tear AND damage by fire or tempest excepted unless the
                  fire is caused by the Tenant's negligence or wilful default).

         (e)      To permit the Landlord and its duly authorised agent with or
                  without appliances at all reasonable times to enter upon the
                  said Premise and to view the conditions thereof and to take
                  inventories of the Landlord's fixtures therein (if any) and to
                  do structural repair to the said Premise.

         (f)      Not to assign, sublet or part with the possession of the said
                  Premise or any part thereof to any other parties without the
                  prior written consent of the Landlord having
<PAGE>   8
                                       7

                  been first sought and obtained (the written consent of which
                  cannot be unreasonably withheld).

         (g)      Not to carry out major renovations to the said Premise except
                  with the prior approval of the Landlord and subject to
                  planning permission from the Majlis Perbandaran Seberang
                  Perai.

         (h)      Not to do or permit or suffer to be done upon the said
                  Premise, anything which will or may infringe or contravene any
                  law, by-laws or regulations made by the government the local
                  council or other appropriate/relevant authorities affecting
                  the said Premise and the usage thereon.

         (i)      Not to Use the said Premise for any unlawful or immoral
                  purposes.

         (j)      The Tenant shall not do anything whereby any insurance
                  effected by the Landlord in respect of the said Premise
                  against loss or damage by fire may be rendered void or
                  voidable or whereby the premium for any such insurance may be
                  liable to be increased.

         (k)      The Tenant shall not bring or store or permit or suffer to be
                  brought or stored on the said Premise or any part thereof arms
                  ammunition or unlawful goods.

         (l)      At the expiration or sooner determination of this tenancy
                  peaceably surrender and yield up to the Landlord the said
                  Premise in accordance with the foregoing covenants under
                  Clause 3 hereof.

9.       PROVIDED ALWAYS AND IT IS HEREBY MUTUALLY AGREED BY THE LANDLORD AND
         THE TENANT as follows:

         (a)      The Tenant agrees to occupy use and keep the said Premise at
                  the risk of the Tenant and hereby undertakes to indemnify and
                  keep the Landlord so indemnified against all claims, summonses
                  actions proceedings and demands which may be brought levied or
                  made against the Landlord in respect of the Tenant's use of
                  the said Premise save and except . . .

                  (i)      the obtainment of the Certificate of Fitness for
                           Occupation; and

                  (ii)     when any accident damage injury is caused through
                           and/or contributed by the negligence and/or the
                           default of the Landlord its servants or agents.
<PAGE>   9
                                       8

                  This undertaking and indemnity by the Tenant shall onlv be
                  valid for as long as the Tenant has possession of the said
                  Premise thereafter upon the expiration or the sooner
                  determination of this Agreement the Tenant's undertaking and
                  indemnity herein given shall so cease PROVIDED ALWAYS that if
                  it is proven that the matter arised or occurred during the
                  Term of the tenancy, the Tenant's undertaking and indemnity
                  herein given shall ensue.

         (b)      Further to 9 (a) above, the Landlord hereby agrees and
                  undertakes to indemnify and keep the Tenant so indemnified
                  against all claims summonses actions proceedings and demands
                  (which may include environmental issues, structural hazards of
                  the said Premise etc.) which occurred prior to the
                  Commencement Date and may be levied or made against the
                  Tenant.

         (c)      If the rent hereby reserved or any part thereof shall at any
                  time be unpaid for twenty-one (21) days after the same shall
                  become due (whether formally demanded or not) or any covenant
                  on the Tenant's part herein contained shall not be performed
                  or observed it shall be lawful for the Landlord at any time
                  thereafter to re-enter upon the said Premise or any part
                  thereof in the name of the whole and whereupon the tenancy
                  herein granted shall absolutely determine but without
                  prejudice to the right of action of the Landlord in respect of
                  any antecedent breach of the conditions on the part of the
                  Tenant herein contained.

         (d)      Notwithstanding anything stated to the contrary, in the event
                  the application for the appropriate/relevant authorities'
                  consent sanctioning the tenancy of the said Premise by the
                  Tenant is rejected or fails for any reason whatsoever and/or
                  the said Chargee's consent to the tenancy of the said Premise
                  by the Tenant is not obtained, then this Agreement shall cease
                  and be of no further effect and neither party shall have any
                  further claims against the other, save and except that the
                  Landlord shall refund all monies received by it to the Tenant
                  free of interest (if any).

         (e)      If any dispute or difference shall arise between the Landlord
                  and the Tenant with regards to any clause matter or thing
                  whatsoever herein contained or the operation or construction
                  hereof or any matter or thing in any way connected with this
                  Agreement or the rights duties or liabilities of either party
                  under or in connection with this tenancy, then and in every
                  such case the dispute or differences shall be determined by a
                  single arbitrator in
<PAGE>   10
                                       9

                  accordance with the Arbitration Act, 1952 or any statutory
                  modification or re-enactment thereof for the time being in
                  force.

         (f)      The Landlord shall upon on the written request of the Tenant
                  made not less than three (3) months before expiration of the
                  Term hereby created and if there shall not be at the time of
                  such request any existing breach or non-observance of any of
                  the covenants on the part of the Tenant hereinbefore contained
                  to be performed at the Tenant's expense, grant to the Tenant a
                  further tenancy of the said Premise for an additional term of
                  three (3) years to commence forthwith from the expiration of
                  the Term hereby created at the market rent as determined by an
                  independent valuer jointly appointed by the parties or riot
                  more than ten percent (10%) of the Rental currently payable
                  immediately before the expiration of the Term hereby created
                  whichever is the lower but otherwise upon the same terms and
                  conditions save and except for this Clause.

         (g)      Any notice In writing required to be served hereunder shall be
                  sufficiently served on the Tenant if addressed to the Tenant
                  and left at or sent by registered post to its address as
                  stated herein or at a later date to the said Premise and shall
                  be sufficiently served on the Landlord if addressed to the
                  Landlord and left at or sent by registered post to its address
                  as stated herein or to its last known address. A notice sent
                  by registered post shall be deemed to he given at the time
                  when it ought in the ordinary course of post be delivered at
                  the address to which it is sent.

         (h)      Time wherever mentioned in this Agreement is of the essence.

         (i)      The stamp duty shall he paid by the Tenant but each party
                  shall bear its own solicitors cost and expense.

         (j)      This Tenancy Agreement shall be binding upon the successors in
                  title, assigns, the personal representatives and heirs of the
                  parties hereto respectively.

10.      SPECIAL CONDITIONS

         (a)      The parties hereby further agrees that the Tenant reserves the
                  discretion to exercise early termination of this tenancy
                  before the expiration of the Term PROVIDED
<PAGE>   11
                                       10

                  THAT the Tenant shall give to the Landlord six (6) months
                  notice in writing of its intention to do so.

         (b)      The Landlord hereby also agrees that all tax liabilities
                  whatsoever in respect of this Agreement shall be borne by the
                  Landlord at its sole cost and expense.

11.      (a)      This Agreement embodies the entire understanding of the
                  parties hereto and there are no other arrangements between the
                  parties relating to the tenancy of the said Premise;

         (b)      No amendment or modification of this Agreement shall be valid
                  or binding on any party unless the same:

                  (i)      is made in writing;
                  (ii)     refers expressly to this Agreement; and
                  (iii)    are mutually agreed by both parties.

12.      In this Agreement where the context so admits:

         (a)      the expression "the Landlord and the Tenant" includes the
                  respective successors in title, personal representatives and
                  assigns of the Landlord and the Tenant and where two or more
                  persons are included in either expression this Agreement shall
                  bind such persons jointly and/or severally.

         (b)      words importing the masculine gender shall also include the
                  feminine and neuter gender.

         (c)      words importing the singular number shall also include the
                  plural number and vice versa.

         (d)      words applicable to natural persons shall also include any
                  company or corporation.

                         * * * * * * * * * * * * * * * *
<PAGE>   12
                                       11

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

Signed by Chuah Chong Lai           )
for and on behalf of the            )
abovenamed Landlord in              )       /s/ Chuah Chong Lai
the presence of:                    )       ___________________________________
                                                for an on behalf of
                                              PALM PEAK TRADING SDN. BHD.
                                                (Company No. 251101-P)

Khoo Boon Chye
Advocate & Solicitor
Penang                                        /s/ Yenho K. Tree
                                              __________________________________
                                                  for an on behalf of
Signed by Yenho K. Tree             )          CENTURION WIRELESS COMPONENTS (M)
for and on behalf of the            )                    SDN. BHD.
abovenamed Tenant in                )             (Company No. 497908-H)
the presence of:                    )

Khoo Boon Chye
Advocate & Solicitor
Penang<PAGE>   1
                                                                 Exhibit 10.19

           SUBLEASE AGREEMENT BY AND BETWEEN AMS TIJUANA, S.A. DE C.V.
                AND CENTURION INTERNATIONAL MEXICO, S.A. DE C.V.

SUBLEASE AGREEMENT ENTERED INTO IN TIJUANA, BAJA CALIFORNIA, MEXICO ON ONE PART
BY AMS TIJUANA, S.A. DE C.V. REPRESENTED BY MR. SALVADOR VARGAS LARA AS
SUB-LESSOR AND CENTURION INTERNATIONAL MEXICO, S.A. DE C.V. REPRESENTED BY MR.
WILLIAM ED CAMPBELL AS SUB-LESSEE, PURSUANT TO THE FOLLOWING RECITALS AND
CLAUSES:

1.       Sub-Lessor states:

a)       That it is a corporation duly organized in accordance with the General
         Law of Commercial Entities as evidenced by Public Instrument Number
         3,722 granted on June 30,1997 before Mr. Gabriel Moreno Lozano, Notary
         Public No. 7 for the City of Tijuana, Baja California, Mexico, and
         recorded in the Public Registry of Commerce under entry No. 5110571,
         Commerce Section, on July 4,1997.

b)       That Mr. Salvador Vargas Lara evidences his capacity as Controller with
         the power of attorney number 3,939 granted on October 21, 1997 before
         Mr. Gabriel Moreno Lozano Notary Public No. 7 for the City of Tijuana,
         Baja California, Mexico, and recorded in the Public Registry of
         Commerce under entry No. 5123768, Commerce Section, on December 11,
         1997.

c)       That in accordance with Clause Thirteenth of a certain Lease Agreement
         dated July 22, 1997 executed between Banca Promex, S.A. and Sub-Lessor,
         Sub-Lessor has the authorization of Banca Promex, S.A. as trustee of
         Baja Del Mar, S.A. de C.V. to sublease all or part of the premises
         located at Paseo Reforma s/n B-1, Fracc. Rubio, Parque Industrial La
         Mesa, Tijuana, Baja California, Mexico and evidences such fact through
         the attached letter signed by Banca Promex, S.A.

d)       That the surface hereby subleased has a total area of 16,428.5 square
         feet, which is formed by the production area and 1,270 square fee of
         office space, located in the premises mentioned in the preceding
         paragraph.

e)       That the premises referred to in paragraph c) above are suitable for
         the industrial purposes of the Sub-Lessee, both for its nature as well
         as for the place on which it is located according to the zoning rules
         currently in force.

f)       That its main offices are located at: Paseo Reforma s/n B-1, Fracc.
         Rubio, Parque Industrial La Mesa, Tijuana, Baja California.

<PAGE>   2
                                      -2-

2.       Sub-Lessee states.

a)       That it is a corporation duly organized in accordance with the General
         Law of Commercial Entities as evidenced by Public Instrument Number
         5,330 granted on March 5, 1999 before Mr. Gabriel Moreno Lozano, Notary
         Public No. 7 for the City of Tijuana, Baja California, Mexico.

b)       That Mr. William Ed. Campbell evidences his capacity through the Public
         Instrument mentioned in the preceding paragraph.

c)       That its main offices are located at: Paseo Reforma s/n B-1-A Fracc.
         Rubio, Parque Industrial La Mesa, Tijuana, Baja California.

                                     CLAUSES

I.       Purpose of the Agreement:

In accordance with the terms and conditions expressly set forth herein, the
purposes of this agreement are the following;

a)       Sub-Lessor delivers to the Sub-Lessee and likewise Sub-Lessee receives
         in sublease from Sub-Lessor a total area of 16,428.5 square feet
         consisting of production arm and 1,270 square feet of office space
         within the building located at Paseo, Reforma s/n B-1, Fracc. Rubio,
         Parque Industrial La Mesa, Tijuana, Baja California, (hereinafter the
         "Subleased Area").

b)       Sub-Lessee's employees may use common areas including but not limited
         to the following. restrooms, storage, reception, hall, etc.

c)       Sub-Lessee shall request written authorization from Sub-Lessor to carry
         out improvements to the Sub-leased Area. Likewise Sub-Lessor will
         request such authorization from the owner of the building. Such
         improvements in no way should cause damages to the general structure of
         the building. Sub-Lessee shall perform all the installations in
         accordance with the laws, rulings, decrees, ordinances and other
         governmental provisions.

II.      Term of the Sublease and Commencement Date.

a)       The Term will be for 12 months as of February 15, 1999 until February
         14, 2000. This Sublease shall be subject to renewal, at the option of
         Sub-Lessee and Sub-Lessor with 90 days written notice to successive
         one-year periods.

b)       Sub-Lessee may not transfer nor assign the rights aud obligations
         subject matter hereof.
<PAGE>   3
                                      -3-

III.     Rent.

a)       Sub-Lessee shall pay Sub-Lessor the amount of US$7,817-00 (SEVEN
         THOUSAND EIGHT HUNDRED AND SEVENTEEN 00/100) Dollars Currency of the
         United States of America, calculated at 043.25 cents Currency of the
         United States of America per each square foot ($.4325x 16,428.5) plus
         the corresponding VAT, as monthly rent for the sublease of the
         Subleased Area.

b)       The payments will be in advance on the first business day of each
         month, in Dollars of the United States of America, in equal monthly
         installments, or in the event the payment in Dollars is not permitted,
         the payment will be monthly payable at the equivalent in pesos as the
         exchange rate for sale.

c)       Such payment of rent shall be made at Sub-Lessor's domicile, mentioned
         in recital 1. Paragraph f).

d)       Sub-Lessee shall maintain the Subleased Area free from any lien.

IV.      Use.

The Subleased Area shall be used and occupied for Sub-Lessee's industrial use
which is permitted by law. Sub-Lessee shall be bound to comply with all
Governmental laws, rulings and provisions that may affect the Subleased Area, as
well as refrain from any act that may lead to damages and destruction of the
Subleased Area, or which constitutes disturbance or threat to other occupants of
the building.

V.       Insurance.

Effective as of July, 1999 Sub-Lessee shall reimburse prorata the insurance
premium paid by Sub-Lessor in Sub-Lessee's behalf for property damage to the
building. The corresponding insurance policy for the building should include
Sub-Lessee as a beneficiary and co-insured party.

VI.      Access to the Subleased Area.

A.       During Sub-Lessee's business hours, and in the event of emergency at
         all times, Sub-Lessor, or its authorized representatives will have the
         right to enter the Subleased property to inspect it and to carry out
         additional repairs or alterations, but without interfering with
         Sub-Lessee's operations. Sub-Lessor shall notify Sub-Lessee before
         entering the Sub-leased property and Sub-Lessee will have the right to
         accompany any of Sub-Lessor's representatives and its possible clients.
<PAGE>   4
                                      -4-

B.       Sub-Lessor agrees to indemnify Sub-Lessee, for any claim that may occur
         against Sub-Lessee for damages and injuries, or the death of any of
         Sub-Lessor's representatives once they enter the Sub-Leased Area under
         this clause except to the extent such damages or injuries or deaths are
         derived from the negligence of Sub-Lessee or its representatives or
         employees.

VII.     Notices.

All notices referred to in this Agreement shall be addressed to the domiciles of
the parties mentioned in the recitals or any other domiciles that from time to
time may be notified by the parties. Such notices shall be in writing and will
have effect once the addressee receives them. A duplicate of the notices will be
sent by certified mail, prepaid postage to the domiciles that in an additional
manner any of the parties may request in writing.

VIII.    Damages or Destruction

A.       Total.

In the event all or a substantial part of the Sub-Leased Area is damaged or
destroyed by fire, acts of god or force majeure, in such a manner that
Sub-Lessee becomes unable to continue the operation of its businesses,
Sub-Lessor will determine within the Five (5) Days following such destruction if
the Sub-Leased Premises can be restored within the Two (2) following Months and
will notify Sub-Lessee such determination.

Should Sub-Lessor determine that the Sub-Leased Premises can not be restored
within the term of Two (2) Months, Sub-Lessee will have the right and option to
immediately terminate this Agreement through a written notice made to the other
party. Should Sub-Lessor determine that the Sub-Leased property can be restored
within such Two (2) Months, Sub-Lessor shall proceed in a diligent manner, to
rebuild the improvements. Should Sub-Lessor not finish such improvements within
the Two (2) Months period, Sub-Lessee shall have the right and option to
terminate this Agreement, without any penalty through the written notice made to
Sub-Lessor no later than Ten (10) Days after the expiration of such Two (2)
Months period.

B.       Partial.

In the event the damages caused to the Subleased Area do not prevent Sub-Lessee
to continue the normal operation of its businesses on the Subleased Area.
Sub-Lessor and Sub-Lessee, shall repair such damages rebuilding part of the
improvements that corresponds to Sub-Lessee in the understanding that within the
period required to carry out the repair works, the rent payable in accordance
with this Agreement by Sub-Lessee will be prorated in a manner equitable with
the interference, use and possession of Sub-Lessee of the Subleased Area caused
by such damages and repairs.
<PAGE>   5
                                      -5-

IX.      Limitation of Liability.

With exception of any willful or negligent acts or omissions by Sub-Lessor or
Sub-Lessee, Sub-Lessor and Sub-Lessee mutually agree to indemnify and hold each
other harmless for any and all loss or damage at said premises to the extent the
loss or damage is caused by the offending party.

X.       Peaceful use and enjoyment.

Sub-Lessor agrees that Sub-Lessee, through the payment of rent and other amounts
set forth herein and through the compliance of all the terms and provisions
hereof, will be able to occupy and enjoy in a legal and peaceful manner the
Subleased Area during the term of this Agreement.

XI.      Taxes.

A.       The taxes derived herefrom shall be at Sub-Lessor's expense.

The parties agree that this Agreement shall be governed by the laws of the State
of Baja California, Mexico, for everything related to the interpretation and
compliance hereof the parties expressly submit themselves to the jurisdiction of
the Courts of the City of Tijuana, Baja California, Mexico, waiving any other
forum that may correspond to them by virtue of their present or future
domiciles.

In witness hereof, the parties executed this Agreement by signing two originals
in the places and dates indicated below.

         SUB-LESSOR                                  SUB-LESSEE

    /s/ Salvador Vargas Lara                    /s/ William E. Campbell
--------------------------------            -------------------------------
AMS TIJUANA, S.A. DE C.V                    CENTURION INTERNATIONAL.
By: Mr. Salvador Vargas Lara                MEXICO, S.A. DE C.V.
Its: Legal Representative                   By:  Mr. William Ed Campbell
Place: Tijuana, B.C. Mexico                 Its:  Legal Representative
Date: April 09, 1999                        Place: Lincoln, Nebraska
                                            Date: April 7, 1999

          WITNESS                                     WITNESS

    /s/ Art Lolazo                                 /s/ Lorie Rogerson
--------------------------------            -------------------------------

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