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                                                                   EXHIBIT 10.22

                                                                             ***

                                                          J.P. "RICK" CARNEY

                                                         DUPAGE COUNTY RECORDER

                                                     FEB. 09, 2004       11:00 AM

                                                     DEED           04-05-400-018

                                                      005 PAGES       R2004-038143

WARRANTY DEED

This Document Prepared By:

James S. Gray, Esq.

Freeborn and Peters LLP

311 South Wacker Drive, Suite 3000

Chicago, Illinois 60606

After Recording Please Return To:

Marvin W. Temple, Esq.

Marvin W. Temple Ltd. 71-5649

555 Skokie Blvd.. Suite 595

Northbrook, Illinois 60062

         GRANTOR, M-WAVE, INC., A DELAWARE CORPORATION, having its principal

office at 475 Industrial Drive, West Chicago, Illinois 60185, for and in

consideration of Ten ($10.00) Dollars, and other good and valuable consideration

in hand paid, the receipt whereof is hereby acknowledged, CONVEYS AND WARRANTS

TO AMI PARTNERS, L.L.C., AN ILLINOIS LIMITED LIABILITY COMPANY, having its

principal office at c/o American Standard Circuits, Inc., 3615 Wolf Road,

Franklin Park. Illinois 60131, GRANTEE, and to Grantee's successors and assigns

forever, all of Grantor's right, title and interest in and to that certain tract

or parcel or land situated in the County of Du Page in the State of Illinois,

and described in Exhibit A attached hereto and made a part hereof, and subject

to those certain permitted title exceptions as set forth on Exhibit B attached

hereto and made a part hereof together with the improvements located thereon.

Permanent Index Number: 04-05-400-018-0000

Address of Property: 475 Industrial Drive, West Chicago, Illinois

And Grantor, for itself and its successors does covenant, promise and agree, to

and with Grantee,