Quit Deed for Business in WA. using POA

i am contemplating using my poa (granted by my mother) to transfer a business (property) in kitsap county, wa. to myself using a quit deed. this property is cited in her will to be given to me, there will be no challenges to this action, and she wants me to take ownership of it now. i plan on including in the quit deed a life estate so that the control of the business still remains with her (i.e. the lease agreement with tenant, $$$$ from tenant, etc. ). with this action, her overall federal life gifting amount will not be exceeded for her estate (both personal/property)- all other properties have already been legally distributed. she is gravely ill, under hospice care and unable to do this legal paperwork herself. she is not under medicaid. appreciate any insight you might give me to proposed action.