Pre-heat oven to 350 degrees F.

Mix dry ingredients.

In separate bowl, mix all wet ingredients except water.

Combine wet and dry ingredient mixtures on medium-low speed until well combined (about 2 minutes).

Turn mixer to low and add boiling water.

Mix just until fully combined.

Let rest 10 minutes.

Pour into greased cake pan.

Bake at 350 for 30 to 35 minutes (20 to 25 for cupcakes).

Let rest in pan 2 minutes before turning on to cooling rack.

Let cool completely before frosting.