Render In Place out of sync

Im using external FX in this one. I have done it before and was simple, hook up the outboard, run the “Delay Measure” a couple of times to get the average and away you go.

However Im getting the newly created track ahead in time and missing the start (I do normally leave 2 bar before but it shouldnt matter)?
In this pic the lower track is the newly created one and you can see the ahead placement clearly. There is no latency comp on etc…