From what I gather, if is not negligence, (rotten dead tree ready to fall) then homeowners will pay for some or maybe all of removal.

Hi everyone,We hired an accountant at the end of 2014 to do our books, business taxes, and personal taxes.  Our personal taxes have been done for some time and luckily we are owed money.  however our book keeping has ...

(and probably overkill)  For instance, from what I understand, if you do something negligent as the manager, you can still be sued personally. 

From what I know so far, Tokyo apartments can produce very attractive cash flows (in exchange for negligible appreciation).

This is primarily for their benefit but there is usually Liability coverage that benefits you the landlord if they are "negligent" in their actions and this causes damage to your property.  

Working while tenants are present is aliability waiting to happen, if they step on a nail or break a leg because there is a 2x4 laying around, they're not going to sue themselves for negligence.

Someone had a post on here where they are stuck with a non-paying tenant that lost their law license before due to criminal negligence and that warning went unheeded so now the landlord is paying the price.

There was no hostile, non-permissible, negligent environment under which the contract was formed. 

Pretty good, leave it in your name, manage it well, keep it in good condition and you won't be negligent!

If they are responsible (via their negligence) for damaging your property, they will be protected from having to pay out of their own pocket or from the threat of you suing them.