Hello, thanks for the reply.

Yes, it is like that in windowed mode and Borderless mode.
I have checked the frame rate limit option in the game, its been set to no limit, i tried each of the settings to limit the fps, but it did not help.

Reducing settings did not help at all either.

This is so perplexing as it will work if I have my task manager opened while running the game in windowed mode, but it also uses up 100% of my GPU that way, and this just started up yesterday after years of working great.

I also disabled all start up items, restarted pc and loaded the game up and its still having the issue in windowed and borderless modes.

Is there anything else to try?

As you can see in my original post, I have tried a few different things already.