These areas are already very cheap to build in. Delaware, Pennsylvania, and New Jersey practically give away abandoned industrial sites hoping to find companies to take them over. Getting rid of regulations can be iffy. After all, the outputs of polluting activities in Camden flow down the Delaware River to a whole bunch of other people.
Fixing education in these communities is intractable. You can't teach kids in a community where gang leaders have more authority than parents. You have to fix the community before you can make a dent in the education problem.