Latency Problems for online gamer

Hello people of the Forum, 

Not sure if anyone knows of a solution to this problem. Basically i am getting terrible Latency problems every time i try to play any game online with friends. I am constantly lagging and it makes it kind of hard to enjoy it. I am getting speeds from 300mbs to 500mbs(sometimes Lower). I have tried 3 different routers. ( Netgear Nighthawk ac1900, TP-Link ax3000, and google nest.) They all seem to have the same problem. My modem for reference is an Arris Surfboard sb8200. Idk if i should just go back and rent there modem and keep trying to find a solution. Any help would be appreciated.