Is this pocket a value oriented area (most sq ft per dollar of rent) or will they care more about proximity to highways, retail, walkability?  

I suggest buying real estate inside of and outside of your IRA or better yet qualify for a Solo 401k then you don't have to worry about UBIT on leveraged real estate. 

Anyone can go to any website of any big box retailer and see how unusual that is.

JamesI work with the loan programs through wholesale lenders so you wouldn't be able to go direct unless they have a retail side.

If anyone can suggest some help I would greatly appreciate it.

(Apartment buildings/retail centers/farm land/ etc etc…)

I'm expert at retail leasing and sales and commercial contract management. 

Commercial Revenue Generating properties like office buildings, apartment buildings, retail centers, etc (banks call it "CRE" lending) are typically evaluated from their net operating income, not gross.

All of the things you suggest are options to the beneficiaries. 

Virtually only ones to have not done well in San Diego RE were those over leveraged at inopportune times.If you want To invest in San Diego, I suggest you save more before starting.