This paper explores the consistency strength of The Proper Forcing Axiom (PFA) and the theory (T) which involves a variation of the Viale-Wei beta guessing hull principle. We show that (T) is consistent relative to a supercompact cardinal. The main result of the paper is Theorem 0.2, which implies that the theory "AD(R) + aSe is regular" is consistent relative to (T) and to PFA. This improves significantly the previous known best lower-bound for consistency strength for (T) and PFA, which is roughly "AD(R) + DC".
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