Well i have done lots of learning to get to this point where i think i can say problem solved. Old Biscuit you were a great help and right on the money with your advice. Turns out the regulator was most likely ok, the valves on the pig tails were what was failing. One side more than the other. Bought new pigtails and could hear a huge difference immediately upon canister opening, regulator pressuring up. When gas is being used the regulator does make some sound, haven't heard that before but seams normal.
Temp here is about 6C or 42F, really below seasonal. Ice might be a good thought to watch for in the future however it does appear the pigtail valves were semi clogged. The new pigtails do not have valves.
Of note. Today at the rv service department i asked to talk to the technician, explained my history and diagnosis. He right away asked where i get my gas and if it was Costco. Says Costco caused my valve issue as their gas is cheap cus its cheap. He said their gas will clog/damage any system over time or prolonged sitting if not bled out. I have always bleed it out but realized the worst pigtail was my primary tank (most used) so there may be some truth there.
Anyway, thanks for your help all. Greg.