Very good suggestions, Eugene, especially WRT the BART. One of my kids lived in Richmond (SF) for a couple of years and the (mostly refurbished) housing in that area is viable but it didn’t occur to me that a young family might like it. I didn’t mention the 24 going out to the 680 (very nice and mostly treed, BTW) because I felt it would not usually fit within the 45-min commute time frame requested by the OP, due to bridge and interchange congestion. The SM bridge is the lesser of the two evils, IMHO.

I agree that northern peninsula cities are more expensive but would be the best location for the OP’s business-park location. However, I have seen some minor cosmetic fixers and other fixers from the low $500K on up in there in recent months.

There is a major BART station in Hayward, with pkg available. It is on the Fremont to Daly City line.