Fields Not Updating in Xref

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I've seen several similar posts but nothing quite like the issue I am having. I have a simple titleblock with some drawing properties in it that are updated per sheet. The xref comes in and reads drawing properties - but not consistently. Sometimes it will read the properties sometimes not. Sometimes when you regenall it updates sometimes not. Even reloading the xref will not update it - unless you edit something in the xref. I am OK with doing a simple REA but not closing and reopening every sheet file. The only fully consistent method I have found is to close the drawing and reopen it. Then the fields update.
I have checked FIELDEVAL (31) and DEMANDLOAD (3) and nothing seems to consistently fix it.
Is there another setting for xref, field updating, regen or something I am missing that 'fixes' this issue? I have attached a sample. This file was not updating then after about the third try "a while" later it suddenly updated just fine with REA. Now its stopped again.