In a medium-sized bowl, place in everything but the pancake mix. Mix until thoroughly combined and dissolved.
Pour in pancake mix. Whisk until just combined. Do not over mix, some lumps are fine.
Heat a skillet to medium-low heat and coat the bottom with non-stick spray. Pour out 3-4 inch pancakes. Flip when edges are dry and bubbles begin rise to the surface, about 1 1/2-2 minutes. Cook on the second side for additional 30 seconds, or when the other side is browned. Spray pans in between pancakes.
Remove and add butter. Serve immediately with the syrup of your choice.