Oh, wait... I'm a doofus. It's not my soldering skills that are the problem, it's my multimeter skills that are lacking. When I check the regulators with black on ground, and red on the regulator pins, I get the right values. When I was checking last night, I had the black lead on the +12V.

I must have been high on solder fumes. Yep, that's it...

Forging ahead...