How do I navigate my current situation? I’m sleeping with a woman who has a boyfriend?

So, a few weeks ago at an event for my gym, I hit it off with a gorgeous younger woman.
We were flirting and at the end of the night I found out she had a boyfriend. She added me on social media and started sending me messages.
Then last weekend she came over to my place and we had sex after she complained she’s not happy anymore in her relationship.
Well, the next weekend I invited her to my buddies place and we ended up hooking up again. She then left to go to her boyfriend and they got into a terrible fight and she came back to my buddies place to stay the night because she needed to feel safe.
She says he’s not physically abusive, but emotionally abusive. I feel bad a little being the other man but we both have feelings for each other.
I told her she needs to figure out what she wants, but I still want to see her.
Am I wasting my time? I really think we might have something because we just want to be with each other all the time but it’s hard to have relationship like moments together having to sneak around

How do I navigate my current situation? I’m sleeping with a woman who has a boyfriend?
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