My issue was eventually linked to my gait - specifically my cross-over gait. My right foot and left foot when running in a straight line would cross over each other. Check out the Gait Guys for a better explanation and video.
I coupled better running technique (forcing myself to have a wider gait) and muscle strengthening exercises (single leg squats).
x2 on the gait: when I started to force my feet to land under my hip sockets (rather than on the 'symmetry line', my "just-below-the-front/outside-of-knee" pain went away or became "controlable".
Another thing, my knee pain never went away with less
running, it always helped to run more often, but always quitting when the pain started. That way I could increase
the running volume and reduce
the knee problem.
The ROI from exercises and stretching was poor compared to the two above. YMMV...