Here is a link to a three pin fixed 9 V regulator. You only need to add two capacitors to it. Part of the 78L series. The TO-92 package (transistor size) can provide 100 ma.
http://www.digikey.com/product-detai...1-1-ND/5253742
Phil, thanks for the voltage readings. Its good documentation for the future.
However I'm not sure everything adds up. You are using 10K, 4.7K, 820 and 3.3K resistors and a 9 V supply?