Really good analysis DD. I agree with your thinking regarding the beginnings of the internet apps sensation coinciding very closely with the slow devastation of places like Sunee (arguably the most obvious example), Twilight/Surawong (nearly as dramatic), Boyztown, Chiang Mai market area, and Patong. One cannot fail to see it happening over time.
One exception seems to be Jomtien Plaza where things are hopping instead of stagnating. Why I don't know, but their particular business model seems to be quite successful in cheating the heading wind.

A question: regarding Chinese guys using the internet. Are you talking about using the apps from Thailand and still attracting Chinese, or do you live in China?