Make the cinnamon swirl mixture. In a small bowl, combine ghee, coconut sugar, and cinnamon. Mix well and scoop into a plastic baggie. The consistency should be thick like toothpaste.- not too hard where you can't squeeze it and not too melty.
Make the pancakes: In a large bowl combine the pancake mix, eggs, oil, and water. Stir until just combined.
Heat non-stick skillet over medium heat and place a very small amount of coconut oil in the pan.
Scoop ⅓ cup of batter into pan and let cook until bubbles start appearing on the surface, 1-2 minutes.
Cut a small hole in the corner of the baggie and squeeze out the mixture in a swirl pattern onto the pancake, making sure not to get too close to the edges. Cook for another minute.
Flip quickly with a metal spatula and cook 1-2 minutes until pancake is cooked through.
Transfer to a plate, wipe skillet completely clean, and repeat until all pancakes are made.