TMS320F280023: High Failure rate in programming during flash program

I have been using SRAM for storing code and it has been working fine. Now as I was getting confident and code was getting bigger. I decided to move to flash.

I get the following error while I try to flash. Please note it works 1 out of 20 times.

C28xx_CPU1: Error: (Error -1044 @ 0x0) The debug probe reported an error. Confirm debug probe configuration and connections, reset the debug probe, and retry the operation. (Emulation package 9.3.0.00058)
C28xx_CPU1: Unable to determine target status after 20 attempts
C28xx_CPU1: Failed to remove the debug state from the target before disconnecting. There may still be breakpoint op-codes embedded in program memory. It is recommended that you reset the emulator before you connect and reload your program before you continue debugging
C28xx_CPU1: Error occurred during flash operation: Could not write 0x00000064@Data: target is not connected
C28xx_CPU1: Error occurred during flash operation: Could not read 0x00136@Program: target is not connected
C28xx_CPU1: Error occurred during flash operation: Could not read 0x0012C@Program: target is not connected
C28xx_CPU1: Flash Programmer: Error erasing Sector 1. FMSTAT value = 0. Operation Cancelled (0).
C28xx_CPU1: File Loader: Memory write failed: Unknown error

I have pulled boot pin GPIO24 and GPIO32 High. Please advice.