I'd attribute 95% of any price changes to the Wharf, which brought a lot of restaurants and entertainment venues to an area that was downright sleepy, and was planned many years before the soccer stadium was announced.

Wedding venues can certainly be useful.  

The lake, schools, and short drive to the city and other marketable venues stabilize the advantages of those areas.

There are multiple venues in mission beach but every one of them is much smaller than the San Diego convention center (where BPCon 2022 was held).

Pyrrha do you happen to have any venue suggestions?

Often the venue will be filled with people standing room only yet only 10-12 will actually bid & some on many.

They might pay more attention to you/offer a resolution if you continue to document your experience with them on different online venues. 

Let me know if you'd be interested in sharing your expertise in this venue. 

I am new to real estate like you but have been investing in other venues for a while and one of the things I learned is that finding the right people to take care of your own stuff better than you can is hard to find.

Sorry, cannot help with zoning in other venues.