Can you borrow money at 10% interest
invest it in Land
and make a profit?
Yes, according to this study.

The study below shows the results of borrowing $20,000 to buy land at today's prices, and selling it in the future. Property values have increased at the alarming rate of about 10% per year now for more years than we like to remember. The study below assumes that it will continue to do so.

And then there's always the chance
that a developer will come in
and the prices will double or tripple
in less than a year.