EXTREME Lag - One mouse click is a 7 to 8 second wait time EACH TIME

The computer is brand new - mac book pro 2020 - operating system Catalina.  Processor:  2.6 GHZ - 6 CORE intel Core i7. I'm running the most updated version of Audition. I have also tried disconnecting from the internet and doing a pre-render with the lighting bolt on effects. 

 

Any? - I'm loosing my mind.

Thanks!