[Sephiroth]

It's just a process of elimination. What is your topology? The first thing to do is eliminate the VM network and your AE as a cause. So you'd need to be wired direct to the Hub in Modem Mode. Then do the speed tests (if speedtest.netwon't display correctly try another one). Try to avoid the tests in peak time so that you can get some consistency.

Then add the AE and ensure it is set up correctly (I'm thinking of the port connection - you should be on 1 Gig between the SH & AE). If you need help there let me know but I won't be able to troubleshoot the AE till this evening (peak time!).

Your speed test should be the same as the directly connected device, for which the ethernet port should also be set to Autodetect.

With Wireless, anything can happen, although the AE will serve you better than the SH.

Incidentally, I'm sure that your high upstream power is due to the fudge with the neighbour's connection - and you may be picking up noise there which would affect your downstream speed.