The few options I see are (1) if you are able to negotiate very large seller note and pair that with non-SBA debt sources to help bridge the 60% loan to cost bogey Brad mentioned above; (2) if real estate or plant makes up a large portion of the purchase price, some acquisitions can be financed through a sale-leaseback transaction where they will look to asset value and not equity (although finding a deal that pencils down to 10% will be difficult and probably involve an operating company that doesn't generate a ton of EBITDA vs the property value); and (3) if the seller is willing to finance the entire deal. Commercial debt that is non-SBA will be hard to pull off with limited cash down; you will curtail your investment universe pretty significantly, so you should ask yourself why you are resisting SBA (it's probably the guarantee) and if the opportunity cost of that hesitation is worth it. Only you will be able to answer that.

Not gonna happen. Unless you have a business with significant equity that can serve essentially as the purchasing entity. Basic rule-of-thumb is that senior debt will require something likeredacted% equity or subordinate debt. SBA is almost certainly your only option.