Over medium-high heat, melt butter in a small to medium skillet.
Add pancake mix, salt, pepper and sugar. Briskly whisk ingredients to create a roux.
Reduce heat to medium, cook the roux for 8 to 10 minutes until browned.
Whisk continuously to prevent burning, while slowly adding in milk a little at a time to prevent lumps.
Cook until gravy reaches desired thickness.
