I have somehow fixed the lag spikes in single player...

I'm now running the game maxed out @ 1080p with only x1 AA and FXAA solid frame rate.

All I did was disable V-sync. I have no idea what else it could be because it is all I changed, minus a few alterations with the CVAR (playing around...). But the lag spikes seem to have disappeared.

Again, figured I would share.

i5-2500k @ 4.4GHz
8GB DDR3 @ 1600MHz
GTX 670 FTW


NOW FOR THE PROBLEM:

Side note, Tesselation doesn't seem to be working now though. I don't know why. All the textures in game are flat. Completely, like bricks and all. Happened after using the CVAR. Seriously, on the chinatown level... All the brick textures and the like are completely flat. Absolutely no Tesselation is occuring, kinda blows.

Please someone help me out...

Settings changed on CVAR:

Graphics Features:
Partical Collisions: Dynamic
Force Soft Particles: NO
Water Ocean Tessellation: YES
Real-time Global Illumination: YES
Volumetric Water Shadows: YES
DOF: YES
Color Grading: YES
Partical Motion Blur: NO
Tessellation: YES
Pixel Accurate Displacement Maps: NO
Real-Time Volumetric Cloud Shadows: YES
Screen-Space Reflections: YES
Explosion Blur: YES

I'm not, well, great at understanding the DX11 features, Still learning. So forgive me if it is an obvious fix...