Voltage Regulator Issue (TI TLV70012)
These devices need input and output capacitors to keep them stable. Take a look at the datasheet:



Without local caps (as close as possible to the pins) these things can and will oscillate, which unless you're looking with a scope can appear as incorrect DC voltage levels.

Add caps and try again. If you're still not having any luck post some scope shots of the input and output voltages.