3 cups favorite pancake mix

1/4 tsp cinnamon

1/4 tsp nutmeg

2 large apples grated….DO NOT peel them…it is not necessary…I promise! Tart apples are a FAV, but you can use any variety!

2 cups water (add more later as desired)

Mix first 4 ingredients together until combined. Add water. Stir to combine.

Heat griddle. Grease griddle and pour large spoonfuls of batter onto griddle. When bubbles form and pop on top of hotcakes, flip and cook on opposite side. When golden brown on both sides, remove from griddle and keep warm in an oven set at 250 degrees. Drizzle with warm Buttercream Syrup

Buttercream Syrup Recipe

1 can evaporated milk (12 oz)

1/4 tsp salt

1 1/2 cups sugar

1/2 cup butter

1 tsp vanilla

Place first 4 ingredients in a heavy sauce pan. While stirring, bring to boil. Cook at a rolling boil for 3 minutes, stirring the entire time. Remove from heat and stir in vanilla. Serve immediately drizzled over warm apple pie pancakes! ENJOY!