And I will add, and conclude with this. You are greatly exaggerating the negative impact of zoning, environmental and regulatory law as factors in why new industries do not locate in the US.
Every town of any size has an industrial park with land zoned and set aside for new construction of industrial concerns. Mayors and governors travel around the US and the world to lure new industry, offering lavish tax and other incentives that often last twenty or more years. The recruitment by southern states of new auto assembly plants is famous for the incentives offered.
There are ridiculous restrictions on new coal or nuclear plants, and a few other industries, but the welcome mat and the incentives and the zoned property is ready and waiting for a large variety of new industries, throughout the US. And many just don’t want to acknowledge the continuing huge factor that cheap labor still is, and always has been, in the decisions to export and outsource US jobs.
Just make sure you don't use a gravel road for access!