So many of us have one: a small, velvet-lined box holding a piece of family history. It’s full of sentiment, but it’s not quite your style, so it sits unworn. What if you could transform that dormant treasure into a stunning, wearable piece that perfectly captures both its legacy and your personality?

In this episode, Ranger sits down with Jen Hancox, a GIA Accredited Jewelry Professional and the founder of The Edna Collective in Burlingame. Jen shares her unique journey from the high-stakes world of fine dining to the intricate art of fine jewelry. She demystifies the custom design process, explaining how redesigning an heirloom is often more accessible and meaningful than buying off the shelf. Listen in for a masterclass in how to honor the past while creating something beautiful for your present, the importance of independent appraisals, and why the most valuable jewelry is the jewelry that gets worn.

About Our Guest: Jen Hancox

Jen Hancox is the Chief Designer and Appraiser at The Edna Collective, a custom jewelry studio based in Burlingame, CA. After a long and successful career in high-end restaurant management, Jen pivoted to her passion, becoming a GIA Accredited Jewelry Professional. She specializes in breathing new life into family heirlooms, creating bespoke pieces from scratch, and providing independent, conflict-of-interest-free appraisals. Jen is also an active member of the Peninsula community, serving on the board of the San Mateo Chamber of Commerce and volunteering at the Central Park Arboretum.

Episode Highlights & Key Topics:

• [03:26] The "Tailoring" Analogy: Jen explains custom jewelry design with a brilliant and simple analogy that makes it instantly relatable.
• [05:41] From Fine Dining to Fine Jewelry: Jen shares her fascinating career pivot and how the high-touch skills from the restaurant world translate perfectly to serving jewelry clients.
• [11:19] Overcoming the "Heirloom Stigma": A powerful discussion on why redesigning a family piece isn't erasing history, but rather honoring it by making it wearable for a new generation.
• [16:36] A Real-Life Redesign Challenge: Jen walks through a story of navigating a family disagreement to create a beautiful piece, showcasing how her work is as much about people as it is about jewelry.
• [17:36] The Truth About Appraisals & Value: Learn the difference between replacement value and fair market value, and why getting an appraisal from someone who isn't trying to buy your jewelry is crucial for an honest assessment.
• [20:28] The Biggest Misconception: Jen addresses the number one thing that prevents people from starting a custom project: the fear of price—and explains why it’s more accessible than you think.

Connect with Our Guest & Host

Find Jen Hancox & The Edna Collective:

• Website: TheEdnaCollective.com
• Services: Custom Jewelry Design, Heirloom Redesign, Jewelry Appraisals, Engagement Rings.
• Social Media: Find The Edna Collective on Instagram, Facebook, Pinterest, and LinkedIn.

Connect with the South of SF Podcast:

• Host: Ranger Kielak
• How to Support: If you know someone staring at an old jewelry box, share this episode with them! Subscribe for more conversations with the trusted experts and neighbors who make the Peninsula special.

Every flower tells a story, but it takes a true artist to weave those stories into a breathtaking arrangement. In this episode of South of SF, host Ranger Kielak sits down with Maureen Ticer, the passionate founder of Bela Fiori, a premier floral design service based in San Mateo. Maureen shares the single moment in Brazil that ignited her lifelong love for flowers, a passion that has taken her from Singapore to the historic San Francisco Flower Market.

Listen in to discover the intricate world of professional floristry, from understanding the seasonality of blooms to managing client expectations for large-scale events like weddings and galas on the Peninsula. Maureen provides invaluable insight into creating stunning centerpieces, navigating budget conversations, and the importance of translating a client's vision into a beautiful, tangible reality. If you've ever planned an event, admired a beautiful bouquet, or wondered about the craft behind the petals, this conversation is for you.

About Our Guest: Maureen Ticer

Maureen Ticer is the founder and creative force behind Bella Fiori ("Beautiful Flowers"). With an artist's eye and a deep understanding of her craft, Maureen specializes in creating custom floral arrangements for weddings, corporate events, galas, and special occasions throughout the San Francisco Peninsula. Her mission is simple: to work with beautiful flowers and deliver joy to her clients. Beyond her business, Maureen is deeply involved in the community, dedicating her time and talents to fundraising for the Lucile Packard Children's Hospital through the San Mateo Burlingame Auxiliary.

Key Topics & Timestamps:

• [01:56] A Passion Sparked in Brazil
• [03:59] The Birth of a Business
• [06:22] Inside the SF Flower Market
• [08:35] Community and Contribution
• [10:32] Managing Wedding Day Expectations
• [13:45] The Pinterest vs. Reality Dilemma:
• [16:16] Overcoming Hesitation
• [18:48] How to Connect

Connect with Our Guest & Host

Find Maureen Ticer & Bella Fiori:

• Services: Custom Floral Design for Weddings, Galas, Corporate Events, and Special Occasions.
• Service Area: San Mateo, Burlingame, and the greater San Francisco Peninsula.
• Get a Consultation (Call or Text): (650) 678-4933

Connect with the South of SF Podcast:

• Host: Ranger Kielak
• Email: [email protected]
• Mission: Connecting you with the trusted experts, business owners, and neighbors that make the Peninsula a great place to live.
• How to Support the Podcast: If you enjoyed this episode, please share it with a friend, neighbor, or colleague planning a big event! Subscribe for more great conversations and remember to keep it local, keep it real, and keep it South of SF.

What does it really take to succeed in the Peninsula's competitive real estate market? It takes more than just a license and a sign; it takes deep community roots, a network of trusted professionals, and sometimes, a willingness to crawl under a house to deal with a dead skunk. 🦨

In this episode, Ranger sits down with Chris Eckert, a veteran real estate expert and community champion from San Mateo. Chris pulls back the curtain on the current state of the market (as of late 2025), revealing a crucial split between single-family homes and condos that every potential buyer and seller needs to understand.

From his deep involvement in the Rotary Club and local music series to the wild story of saving a deal from a pungent pest, Chris shares why being a community-first agent is the key to success. Tune in to learn how he masterfully manages everything from pre-sale renovations to closing, ensuring his clients have a smooth and profitable journey.

In This Episode, We Cover:

• (02:20) - Meet Chris Eckert: From the East Coast to a 21-year career as a Peninsula real estate leader.
• (03:44) - Market Update: The current state of the Peninsula housing market. Why single-family homes are a seller's market, while condos are a huge opportunity for buyers.
• (04:37) - The little-known balcony law (SB 326) that's dramatically impacting the local condo market.
• (07:20) - What Keeps Him Going: How deep community service with the Rotary Club, Chamber of Commerce, and local events fuels Chris's passion.
• (11:25) - The Skunk Story: The craziest thing Chris has ever done to get a home sold (ethically and legally, of course!). 🏠
• (16:01) - The A-to-Z Process: What does it actually look like to prepare a home for sale? Chris breaks down the typical 2.5-month timeline from prep to close.
• (19:02) - The power of a 20-year Rolodex and why using a trusted team of contractors is non-negotiable.
• (22:32) - Overcoming Real Estate Fears: Chris discusses the common misconception of the "high-pressure" agent and his problem-solving, low-pressure approach.

Connect with Our Guest

Chris Eckert is your go-to expert for buying or selling a home on the Peninsula. With over two decades of experience and a deep commitment to the community, he provides a seamless, low-pressure experience from start to finish.

• Website: chrisheckert.us
• Social Media: Find him on social platforms as The Chris Eckert Real Estate Team.

Connect with Your Host

Ranger Kielak is the host of the South of SF podcast, a coach, and a consultant dedicated to connecting you with the best professionals on the Peninsula.

• Email: [email protected]

If you need an introduction to a trusted local expert for any problem you're facing, don't hesitate to reach out!

In this episode of the South of SF Podcast, host Ranger Kielak sits down with Anita Varelas, the founder of Neighborly Senior Placement. Discover how Anita's two decades of experience, which started as a teenage waitress in an assisted living community, gives her a unique, insider's perspective on the senior care industry.

We dive deep into why families should never rely solely on Google for such a crucial life decision. Anita shares eye-opening insights on the hidden factors that matter most, from staff longevity and reputation to the specific levels of care a facility can provide. She also clarifies the crucial point that her concierge-level service is completely free to families, explaining how her business model allows her to prioritize a loved one's needs over a quick sale.

This conversation is a must-listen for any family, caregiver, or professional in the Bay Area looking for a trustworthy and compassionate guide to senior living options. Learn why finding the right home isn't just about location and budget, but about making a decision that ensures safety, happiness, and peace of mind for an entire family.

In this episode, you'll learn:

• The core problem Neighborly Senior Placement solves for their clients.
• How a teenage waitress's passion for seniors evolved into a professional mission to serve her community.
• The critical factors that Google can't tell you about a senior living community.
• The story behind Neighborly Senior Placement's "Best of San Mateo County" award.
• How Anita's personal values and love for seniors drive her work with local organizations and events, including the Walk to End Alzheimer's.

Connect with Neighborly Senior Placement:

• Website: neighborlyseniorplacement.com
• Phone: 650-825-6148
• Location: Servicing the entire Bay Area, including South San Francisco, San Mateo, and San Jose.

Subscribe to the South of SF Podcast for more stories about the best local businesses, entrepreneurs, and community leaders on the peninsula! 🎙️

Is your business growth starting to feel more like chaos? When the spreadsheets and manual processes that got you here are now holding you back, it's time to build a smarter system. In this episode of the South of SF podcast, host Ranger Kielak sits down with Aman Thakral, the Business Manager for Target Integration's US Division, to demystify the world of business software.

Aman is a "CRM and ERP Matchmaker" for small and medium businesses across the San Francisco Peninsula. With over 700,000 CRM options on the market, simply Googling a solution can lead to expensive mistakes. Aman shares his expert process for analyzing a company's unique needs—from their team size and budget to their five-year vision—to find the perfect system that will fuel growth, not fight it.

This conversation is essential for any entrepreneur or manager feeling overwhelmed by data and desperate for streamlined operations. We explore the critical importance of discipline, why you need a CRM from day one (even if it's just $6/month!), and how finding a niche was the key to success for Aman's business—a lesson shared by past guest Carmen Avila of Glam Roofing.

In this episode, you'll learn:

• (02:39) The core problem Target Integration solves as a "CRM and ERP Matchmaker" for businesses from South San Francisco to San Jose.
• (04:09) Why Googling "best CRM" is a trap and how to navigate the 700,000+ options available.
• (06:42) Aman's journey to becoming an "accidental entrepreneur" and the power of niching down your services.
• (10:13) How Target Integration gives back to the Peninsula community by providing education and support to local non-profits.
• (14:41) The biggest myths about CRMs: Debunking the idea that they're too expensive or that you're "too small" to need one.
• (16:48) Why discipline—not a huge team—is the single most important factor for successfully implementing a new system in your business.

Connect with Aman Thakral & Target Integration:

• Website: targetintegration.com
• Email: [email protected]
• LinkedIn: Search "Aman Thakral" or "Target Integration"
• Service Area: Serving the entire San Francisco Bay Area and beyond.

Thank you for tuning into the South of SF podcast! To support the show, please share this episode with another business owner who needs to hear it. Your support helps us build a stronger, more connected community of trusted professionals on the Peninsula.

In this episode of the South of SF Podcast, host Ranger Kielak sits down with Carmen Avila, a civil engineer and project manager for Glam Roofing. Discover how Carmen’s unique background, including managing large-scale construction projects in Honduras, brings a rare level of expertise to residential and commercial roofing in the San Francisco Peninsula.

We dive deep into why her company, recently voted the Best Roofing Company in San Mateo County, prioritizes client needs over a quick "cash grab." Carmen shares eye-opening stories about the hidden dangers of hiring uninsured handymen and how a small mistake can lead to major, costly consequences for homeowners. 😱

This conversation is a must-listen for any homeowner, property manager, or HOA board member in the Bay Area looking for a trustworthy and professional solution for their roofing needs. Learn about the importance of structural integrity, safety, and why choosing a licensed, insured contractor can give you true peace of mind.

In this episode, you'll learn:

• The core problem Glam Roofing solves for their clients.
• How a civil engineer from Honduras found her passion for construction and roofing in the Bay Area.
• The story behind Glam Roofing’s recent Best of San Mateo County award.
• Why a handyman's cheap quote could cost you thousands in the long run.
• How Glam Roofing gives back to the local community through partnerships with organizations like Habitat for Humanity and Rebuilding Together San Francisco.

Connect with Glam Roofing:

• Website: roofglam.com
• Phone: 650-240-6562
• Email: [email protected]
• Location: Servicing the entire Bay Area, including South San Francisco, San Mateo, and San Jose.

Subscribe to the South of SF Podcast for more stories about the best local businesses, entrepreneurs, and community leaders on the peninsula! 🎙️

We spend our entire lives building—careers, families, and a home here on the SF Peninsula. But what happens to it all when we're gone? How do you ensure the life you've built becomes a lasting legacy instead of a legal mess for the people you love?

This week on South of SF, we demystify the world of estate planning. Ranger sits down with Winston Duggan, a senior associate attorney with the San Mateo law firm McDowell Cotter. Winston specializes in trusts, estate administration, and probate, guiding Bay Area families and business owners through the process of creating a clear, powerful plan for the future.

This episode is an essential guide for anyone who wants to gain peace of mind and ensure their loved ones are protected, no matter what happens.

Key Topics & Questions Answered:

• What is an estate plan and who really needs one in the Bay Area? (Hint: It's not just for the wealthy).
• How to avoid probate court in California, saving your family years of time, money, and stress.
• The critical differences between a Will and a Trust, and which one might be right for you.
• Incapacity Planning: What happens if you're alive but can't make your own financial or health decisions?
• What is the process for getting started with an estate planning attorney?

Episode Highlights & Timestamps:

(02:23) The Core Mission: Providing Peace of Mind: Winston explains how expert legal guidance through trusts and estate administration brings clarity during life's most difficult times.

(05:08) Why Estate Law? Winston shares his journey into this field and what keeps him passionate about helping people navigate complex legal systems.

(08:29) Community Involvement: Learn how McDowell Cotter gives back to the Bay Area community through service days with organizations like Second Harvest Food Bank.

(10:49) The 25-Year-Old Case: A real-world example of how unresolved estates can create a complex legal puzzle decades later, highlighting why avoiding probate is so critical.

(14:23) "Is Estate Planning Only for the Rich?" Winston debunks the single biggest myth in estate planning and explains the importance of incapacity planning for every adult.

(16:18) What to Expect When You Call: Winston outlines the simple, no-pressure process for an initial consultation to see if their firm is the right fit to help you.

(17:15) The Danger of a "Handshake Agreement": Why informal or "back of the napkin" plans can lead to disaster and the importance of a legally sound plan.

Connect with Our Guest:

• Guest: Winston Duggan, Senior Associate Attorney
• Firm: McDowell Cotter, Professional Law Corporation
• Location: San Mateo, CA (Serving the entire Bay Area)
• Book a Consultation: Call the office at (650) 572-7933 to get started.
• Website: mcdlawyers.net
• Support the Show:

If this conversation gave you the clarity you needed to take the next step, please leave a quick review on Apple Podcasts or Spotify. It’s the best way to help more people on the Peninsula find these essential local resources.

Until next time, keep it local, keep it real, keep it South of SF.

In this episode of South of SF, we tackle one of the biggest financial hurdles for Bay Area residents: buying a home on the SF Peninsula. If you've ever felt that building long-term wealth through real estate is an impossible dream, this conversation will provide you with a clear, actionable roadmap.

Ranger sits down with Ray Avanzino, a seasoned mortgage broker with over 23 years of experience and the founder of Polaris Capital Partners in San Mateo. As a California native and a pillar of the local business community, Ray specializes in demystifying the home loan process. He provides creative financing solutions and expert mortgage advice to turn a potential "no" from a lender into a "yes."

This episode is a must-listen for first-time home buyers, anyone looking to refinance a mortgage, or those who simply want a step-by-step plan for financial wellness and real estate investment in the competitive Bay Area market.

In This Episode, You'll Learn:

• (02:52) The core problem Ray solves: creating long-term wealth through real estate and why the most important step is the first one.

• (04:26) Ray's origin story and how helping people with fiscal responsibility—like consolidating high-interest debt—is a key part of his work.

• (08:38) How the process is demystified for first-time buyers and those who think they can't afford a home.

• (11:03) A practical, actionable tip for how paying down specific debts can quickly improve your credit score.

• (12:25) A powerful case study of a client who was able to buy a home in 45 days after being told she'd have to wait a year.

• (14:03) Ray's deep involvement in the community through the Rotary Club and its impactful programs like Cars for Veterans.

• (16:19) The common thread that connects Ray's business success with his passion for community service.

Connect with Our Guest:

• Guest: Ray Avanzino, Polaris Capital Partners
• Website: https://www.polariscappartners.com/
• Phone (Text or Call): (650) 576-6531
• Social Media: You can find Ray on LinkedIn, Instagram, X, and Facebook.
• Belmont and Redwood Shores Rotary

Thank you for tuning in to another episode of South of SF. If you enjoyed this conversation, please leave a quick review on Apple Podcasts or Spotify—it helps more people discover these amazing local stories.

Until next time: Keep it local, keep it real, keep it South of SF.

Welcome to South of SF — the podcast where we spotlight the real people behind the businesses, nonprofits, and organizations that shape the San Francisco Peninsula.

Hosted by Ranger, this show is your backstage pass to the stories, grit, and heart behind the professionals working just south of The City.

From Half Moon Bay to Palo Alto, we’re celebrating the folks who keep our communities running — and helping you get to know your neighbors before you hire them.

Whether you're looking for a trusted business connection, curious about the story behind that new shop down the street, or just want to meet more good people doing good work — you're in the right place.

🎙️ New episodes drop weekly. 🎧 Listen on Apple Podcasts, Spotify, YouTube, and more. 🌐 Want to be a guest or nominate someone? Visit: calendly.com/withinrangecoaching/the-foggy-farmer-clone

—

Connect with the Host: Instagram: @withinrangecoaching Website: withinrangecoaching.com Email: [email protected]

🛠 Powered by real talk, local love, and the belief that who you work with matters.