Lag Spikes Game Unplayable

My issue is whenever i zone in into a raid or instance, a few moments go by and i begin to experience high latency, i looked this up and people call it "Rubber banding" The game freezes for a few seconds then skips to what currently is going on rapidly. This is starting to get really annoying ANY instance i do, Coil, Tower etc results in these lag spikes I dont know what to do at this point, all i know this problem started about two weeks ago. Unfortunatly im subbed to a game i cannot play without experiencing these lag spikes. Some things you should know

1. Its not my Internet, i am able to play other games with 5-10 Ping
2. I have Verizon Quantum Internet 100 mbps per second downloads

FFXIV Is the ONLY game i have issues with, my other games run fine.
Please help me