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I like to ask whats causing it in the first place.
Moisture can cause problems. Mold can cause this. Shitty workmanship can totally make this happen.
Any indicators?
I love oil based primer for this type of thing, which effectively that zinnser stuff is trying to do the same thing. Seal all the old before adding in new.
I find once you remove all the stuff you want to get rid of, just putting a base layer of oil based primer seals all the old stuff and then you can put in new. It gives it something to grip but keeps stains, water damage and such from bleeding through to the new mud. I don't do it all the time, and mostly if its an old moisture issue
After all that, let it cure, then prime and repaint.
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