Appreciate all the great info folks. I was only working with 1 sheet BTW.
I think it was 2 fold. Not enough agitation, safe light on, and exhausted developer or "weak" developer.
I may try one more just for giggles. I would like to do tray -vs- tank if it's possible. I'm working in a DR without a sink so pre-wash wasn't to much of an option per se.