You, the guardian, have a fiduciary duty to your mother, your ward. That means that you must put her ahead of yourself. Generally, you will not be allowed to give property in which the ward has an interest to yourself. Further, you will not be able to transfer property out of your mother's name without following the statutory procedure for sale of real property from a guardianship. Even if you were to file the proposed deed, you would not receive clear title and would not be able to sell the property at actual value due to the title issue that would be created when you skipped the statutory process required when transferring real property out of a guardianship,
This is Not a situation that you can reasonably expect to handle without legal assistance. The problems created will exceed any possible value you receive.