Have you tested the burner pressure?
Quite a few people don't know that their propane regulators are setup for near zero restriction between it and the gas valve on the heater. For most installations, this is not the case. Plumbing, elbows, distance and undersized hose make for a tremendous pressure drop, resulting in radically diminished performance of their heater.
You connect a manometer to a port located on the gas valve and measure the pressure when the burner is firing. Your gas regulator has a screw cover for the adjustment mechanism which is screwed in to adjust the pressure upward to compensate for your supply plumbing restrictions. You can only go so far though. You may have to remove some of the restrictive plumbing and solve the problem with a redesign of the supply plumbing.
8 oz/sq in (13.82" water) is the desired burner pressure. Also make sure the regulator is rated for at least 120,000 BTU for #3 HT.
Too low (or too high) of a burner pressure results in a sooty flame. The soot compounds the performance issue of poor pressure by coating the coil in an insulating barrier.