Document:

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                                                                    EXHIBIT 4.18

                                  TRANSLATION

                                TENANCY AGREEMENT

Lessor:     Shekou Wan Ha Enterprises Shareholding Co. Ltd.
            (hereinafter called Party A)

Tel:        6684762

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

Tel:        13609620061

Identity Card or Unit Business Licence No.:

      Through negotiations of both parties, and according to the relevant
regulations of Shenzhen Special Economic Zone, Party A and B signed the
following contract relating to lease of property.

1.    Party B is, at his own discretion, to lease 41 dormitories of Block C1,
      New Wing Village, Shekou and 38 dormitories of Complex Building, Shekou
      from Party A. The properties will be used as DORMITORY. The construction
      area of these rooms is 3,873.77 square meters. The total monthly rental
      shall be DOLLARS SIXTY ONE THOUSAND TWO HUNDRED FIFTY FOUR AND CENTS TEN
      RENMINBI (RMB61,254.10).

2.    The terms of the tenancy shall be from January 1, 2002 to December 31,
      2002.

3.    The monthly rental will be cleared per month. (if less than 15 days,
      Party B should pay half month rental; if more than 15 days, Party B then
      should pay whole month rental). The rental should be paid in each month.
      Party B should pay the rental before 5th of each month to the shroff
      department designated by Party A. If the rental becomes overdue, a late
      charge of 2% per day will be charged. If the rental becomes overdue for
      more than thirty days, it will be treated as breach of contract by Party
      B. Party A has the right to take possession of the property and request
      Party B to pay the rental and the guarantee sum will not be refunded.

4.    On signing of this Agreement, Party B shall pay to Party A a guarantee sum
      which equals to one month's rental i.e. DOLLARS SIXTY TWO THOUSAND FIFTY
      NINE AND CENTS TEN RENMINBI (RMB 62,059.10). Upon the expiry of the
      contract, Party A will refund the guarantee sum, without interest, to
      Party B.

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5.    Party B is not allowed to alter the structure and use of the property at
      his own discretion. If any loss or responsibility arises because of this
      reason, Party B has full responsibility to renovate the same or indemnify
      from the economical loss. According to the situation, Party A has the
      right to take possession of the property. Any loss arise will be deducted
      from the guarantee sum paid by Party B. (If the amount is insufficient,
      Party B should pay the balance.)

6.    Party B can, with Party A's permission, to alter the building structure
      and use of the property. Upon the expiry of the contract, Party A has the
      right to request Party B to restore the property into original state and
      condition without any conditions. The relevant expenses should be borne by
      Party B.

7.    During the tenancy period, if there is any loss arise from the occurrence
      of natural disasters, both parties should handle the case according to the
      relevant regulations.

8.    During the tenancy period, Party B is not allowed to sublet the property
      to third parties. Otherwise, a penalty, which equals to two times the
      rental, will be imposed and Party A will take possession of the property.
      All the responsibility will be borne by Party B.

9.    Upon the expiry of the contract, with the agreement of Party A, Party B
      can renew the contract but Party B should inform Party A one month before
      the expiry of the contract. The rental will be determined by Party A. If
      under the same conditions offered by third parties, Party B has the first
      priority to lease the property. After the expiry date, Party B does not
      move out and return the property and he does not intend to renew the
      contract, Party A has the right to take relevant actions to take
      possession of the property. Party A can deduct or confiscate the contract
      guarantee sum and request Party B to pay the overdue rental.

10.   Both parties cannot breach the contract at his own discretion after they
      signed and chopped the contract. In the course of the contract, if either
      party proposed to terminate the contract, the proposed one should
      compensate the other party a sum, which equals to one month's rental.
      Through the negotiations of both parties, they can terminate the contract
      but they should give one month's notice to the other party.

11.   The rental mentioned in this contract does not include the management fee
      charged by the relevant property management department, the water and
      electricity charges, gas fee and cable TV charges etc. or the fee for
      using the district or urban facilities. Such fees should be borne by Party
      B.

12.   If the relevant departments imposed any charges, it will be borne by Party
      B as well.

13.   Party A should make sure the leased property complies with the relevant
      fire prevention regulations of the Country.

14.   Party B is not allowed to use fire to cook and home used electrical
      appliances. (such as electrical oven, electrical cooker, electrical
      heater)

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15.   Party B is not allowed to install electrical wires at his own discretion.
      If the electrical source is out of order, Party B should inform Party A to
      repair at once. If Party B intends to install electrical boiler, he can
      commence work only after getting Party A's permission.

16.   Party A, upon receipt Party B's report, should repair the facilities and
      the expenses will be borne by Party B.

17.   Fire broke out because of the aforementioned reasons, any loss arising
      from the fire will be borne by Party B. If the case is serious, Party A
      will stop the electricity supply and report to National Safety and Fire
      Department to handle.

18.   The yearly rental was at 8% discount as the payment was made at one time,
      i.e. DOLLARS SIX HUNDRED SEVENTY SIX THOUSAND TWO HUNDRED FORTY FIVE
      RENMINBI (RMB 676,245.00).

19.   If there shall be anything that is not provided for by this Agreement, the
      parties can solve it through negotiation. This contract is made in
      triplicate, Party B will keep one copy while Party A will keep two copies,
      they are all have equal legal validity.

      Party A: (Chop)                     Party B: (Chop)
      Signature of the                    Signature of the
      representative:   (Signed)          representative :      (Signed)
                                          January 1, 2002

Remarks: Block C1, New Wing Village -- Room 201-203 205-208 210 211 305 307-310
         402 404 405 407 409 502-504 506 507 510 514 515 516 601 603 604 605 606
         607 609 610 611 612 613 614 616, 41 rooms with total area of 2,015.88
         square meters.

Complex Building -- Room 203 205-208 210-212 214 216 217 302-305 307 309 310
         312-317 401 403-405 407-416, 38 rooms with total area of 1,857.89
         square meters.<PAGE>

                                                                    EXHIBIT 4.19

                                  TRANSLATION

                                TENANCY AGREEMENT

Party A: DongGuan Houjie Town Huangguan Industrial Estate Committee

Party B: Jetcrown Industrial (DongGuan) Limited

      Since the existing tenancy agreement will soon expire, through the
sufficient negotiation of Party A and Party B and according to the principles of
fairness and mutual benefit, the Parties agree to sign the following terms and
conditions regarding the renewal of the tenancy agreement: -

      (1)   Party B will continue to lease the block of industrial building with
      an area of 5,210 square meters at Huangguan Industrial Estate "Wai Min
      Chin" (a local name); the block of dormitories with an area of 3,410
      square meters, (the total area of factory and dormitories is 8,620 square
      meters) from Party A for running his manufacturing production of
      electronics, plastics and metal precision etc.

      (2)   The factory and dormitories provided by Party A will be charged at a
      unit rate at DOLLARS EIGHT RENMINBI (RMB8.00) per square meter per
      month. The tenancy period is thirteen and a half months, starting from
      February 16, 2002 to March 31, 2003. Rentals shall be paid in arrears and
      on or before the 15th day of each month. Regarding the rental deposit of
      DOLLARS TWO HUNDRED THOUSAND RENMINBI (RMB200,000.00) paid by Party B for
      the previous tenancy agreement will still hold by Party A. This deposit
      will be used to setoff the rental during the latter period of the
      agreement and the amount will be cleared at last.

      (3)   RESPONSIBILITIES OF BOTH PARTIES:

            1.    Party A should help Party B zealously in handling all kinds of
                  affairs and procedures during the production and development
                  processes. Party B should comply with the Government Policy,
                  exercising the management system of the local city and town
                  governments. Party B should pay all kinds of tax and other
                  charges of the relevant government departments. Party B should
                  also ensure its production are in a safe manner.

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            2.    Before hand over the factory to Party B, Party A should make
                  sure the factory is clean and in good condition. The
                  fire-fighting system is installed properly. Party A should
                  provide water and electricity to the enclosing wall of the
                  factory. The other relating facilities will be responsible by
                  Party B. Party B should purchase estate insurance for the
                  factory and facilities according to the country's relevant
                  Enterprise Management Regulation.

            3.    During the process of production and running business, if
                  Party B wants to alter the existing factory structure, he
                  should negotiate with Party A first. If the damage of the
                  factory is due to Party B's usage, he should be held
                  responsible to repair it. If there is an occurrence of any
                  natural disasters, and as a result, the factory was damaged,
                  it will be solved by both parties.

            4.    If Party B wants to terminate the contract before its expiry,
                  he should inform Party A three months before, and they should
                  negotiate on those relevant terms.

      (4)   The aforementioned agreement is certified by both parties and agreed
      in consistent. The agreement takes effect from the date they signed it.
      This agreement is in duplicate, Party A and B will have one copy each,
      which are of equal validity.

      Party A: DongGuan Houjie           Party B: Jetcrown Industrial (DongGuan)
               Town Huangguan                     Limited
               Industrial Estate
               Committee

      Representative: Wan Yui Kwan       Representative: Kam Wai Yip

      Place of signing the agreement: Estate government of Huangguan Industrial
      Estate, Houjie Town, Dongguan.
      Date of signing the agreement: February 15, 2002

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